Bartly Residences

[Gymrat76]

Any opinions on this development? Looks interesting as near schools, sitting practically across the road from Bartly MRT but not a lot of amenities unless you head to NeX which is 1 stop away.

I see also the Ramakrishna mission owns a huge empty plot of land next to it, and the land is still slated for civic developments so probably won’t see any tall condos coming up next to it in the next 10 years at least.

Any thoughts for own stay?

 

[SBC]

Bartley lah.

My secondary school.

 

[Gymrat76]

Bartley lah.

My secondary school.

Lol keeps getting autocorrected

 

[drkcynic]

I like it actually. I think the 3 bedders are attractive now if you can get in at 11xx or low 12xx psf. The 1023 sqft 3 bedders are around 1.2-1.3m and the layout is pretty good.

2015 TOP, not too old, when bidadari MOPs, there will be a group of upgraders who might be your potential buyers if they are settled in this area. 1.4m thereabouts will be pretty reasonable quantum for a 3 bedder in 5 years time when many newer developments will be looking at at least 1.8m.

I also noticed while the rental volume is healthy, there ain't many rental listings which shows it is mostly homestayers who are residing there so it is a plus point for own stayers.

Only thing lacking is the amenities i guess. But I read there are some small eateries sprouting up beside Maris Stella Sch so that will be your immediate place for sustenance. Otherwise 1 stop down is TWR mall, Taiseng MRT has a sakae building and breadtalk building with food and NEX is also 1 stop down. BR is right beside Bartley Mrt so it is almost 1 MRT stop door to door to these places, so you will have options.

I think it is a solid choice. I might go for some viewings as well once i settle my current unit. Good luck.

 

[Gymrat76]

Thanks for the objective viewpoint. Will take a look at some units and to see if the wife likes the area as she’s had her mind set on the east for a while now. Will be good to expand a little the areas we’re looking at.

By the way, how would you compare this against Waterfront Isle/Gold at Bedok reservoir. Similar profile: TOP dates 2014/2015, close to MRT (well, not as close) and not as close amenities-wise...but lower PSF

 

[Gymrat76]

I like it actually. I think the 3 bedders are attractive now if you can get in at 11xx or low 12xx psf. The 1023 sqft 3 bedders are around 1.2-1.3m and the layout is pretty good.
..

Most units are high 1.2 to 1.4K psf actually...

 

[drkcynic]

Most units are high 1.2 to 1.4K psf actually...

Interesting you are saying this and waterfront because my friend just had his offer accepted at Waterfront Key. 80k below valuation and 150k below listed price.

So, put in some effort to view, you might find one who is willing to let go lower.

I quite like waterfront key, that enclave, mostly own stayers also. Upside is unknown since it is pretty developed already but if you managed to get below valuation it is not too shabby already.

 

[drkcynic]

Thanks for the objective viewpoint. Will take a look at some units and to see if the wife likes the area as she’s had her mind set on the east for a while now. Will be good to expand a little the areas we’re looking at.

By the way, how would you compare this against Waterfront Isle/Gold at Bedok reservoir. Similar profile: TOP dates 2014/2015, close to MRT (well, not as close) and not as close amenities-wise...but lower PSF

My wife likes the area as well but I don't understand why. Why does your wife like that area? I have actually came across quite a number of people who likes Bartley. I am pretty neutral, looking at it purely objectively from investment standpoint. It is good to know it has some "followers" per se.

 

[Gymrat76]

I guess she’s lived in the east most of her life, so it’s more of a comfort zone thing. She’s slowly coming around after having looking at the places in the east the last few months and not finding something that absolutely checks all of the boxes

Having come off a negative sale for our HDB, we’re a little way about jumping into an older resale LH condo. Waterfront Key is nice, and next to the MRT, but it’s a 2011 TOP development. Factoring in 10 years own stay, we may sell it at around the 20+ year mark which is when the lease decay kicks in. That’s also why we’re looking elsewhere from our initial #1 choice which is DoubleBay Residences in Simei, as it’s a 2012 TOP project and prices have been stagnant and will likely fall as lease decay progresses. Hence, the focus on Waterfront Isle and Gold, which are the newer 2 of the Waterfront series there.

 

[drkcynic]

I guess she’s lived in the east most of her life, so it’s more of a comfort zone thing. She’s slowly coming around after having looking at the places in the east the last few months and not finding something that absolutely checks all of the boxes

Having come off a negative sale for our HDB, we’re a little way about jumping into an older resale LH condo. Waterfront Key is nice, and next to the MRT, but it’s a 2011 TOP development. Factoring in 10 years own stay, we may sell it at around the 20+ year mark which is when the lease decay kicks in. That’s also why we’re looking elsewhere from our initial #1 choice which is DoubleBay Residences in Simei, as it’s a 2012 TOP project and prices have been stagnant and will likely fall as lease decay progresses. Hence, the focus on Waterfront Isle and Gold, which are the newer 2 of the Waterfront series there.

My friend bought his WKey at 113xpsf. I think it's a good price. Logically, you won't expect it to fall to 10xxpsf or below 1000psf, at least not in the next 5-8 years.

And you are buying the nearest development to the respective mrt, WKey, same for Bartley Residences. There are 20-30 years old condos selling 10xx-11xx psf and they are not even as near to the mrt.

If entry is 11xx psf, it is a safe price imo.

 

[Gymrat76]

My friend bought his WKey at 113xpsf. I think it's a good price. Logically, you won't expect it to fall to 10xxpsf or below 1000psf, at least not in the next 5-8 years.

And you are buying the nearest development to the respective mrt, WKey, same for Bartley Residences. There are 20-30 years old condos selling 10xx-11xx psf and they are not even as near to the mrt.

If entry is 11xx psf, it is a safe price imo.

True. I was just comparing to DoubleBay residences. 4 minutes walk to Simei MRT/East Point. The unit I was eyeing, the owner is looking to sell it for the same price as when he bought it in 2013 - so the price hadn’t moved. Riskier bet than buying Waterfront or Bartley for sure, or at least that’s what I feel

 

[Ken_Ken]

The value of the bartley residence units did not really appreciate much from their 2012 purchase price. It could be due to the following reasons:
- Overpriced in 2012
- There is no nearby amenities. Walking to a nearby coffeeshop/supermarket beats taking mrt to a big mall.
- Floorplan. The bedrooms are too small for family, can't even place a single bed and desk in the bedroom comfortably. The living room can't accommodate a 6 seater dining table.
- Siteplan. It is classified as apartment as I suspect it is due to the lack of communal space in the development. Bartley road generates a lot of road noise and their views will be blocked by the upcoming bidadari BTOs

Of course it has its pros
- Next to MRT and opposite Maris Stella
- Cheaper than bartley ridge and botanique

 

[drkcynic]

True. I was just comparing to DoubleBay residences. 4 minutes walk to Simei MRT/East Point. The unit I was eyeing, the owner is looking to sell it for the same price as when he bought it in 2013 - so the price hadn’t moved. Riskier bet than buying Waterfront or Bartley for sure, or at least that’s what I feel

My friend was considering Double Bay as well but not sure why he dropped it. It seems the considerations for east side is the few same names!

I personnally feel there is a risk of oversupply at tanah merah and simei side. It is also susceptible to policy changes which might affect indian/pinoy foreigners and rental movement on a whole.

While for the Bedok Reservoir side, it is more for local ownstay and the waterfront will attract some ang mos in the rental market. It seems pretty matured, yet have a good mix of locals and young families (red swastika school) from how I see it.

Good luck in your search.

 

[drkcynic]

The value of the bartley residence units did not really appreciate much from their 2012 purchase price. It could be due to the following reasons:
- Overpriced in 2012
- There is no nearby amenities. Walking to a nearby coffeeshop/supermarket beats taking mrt to a big mall.
- Floorplan. The bedrooms are too small for family, can't even place a single bed and desk in the bedroom comfortably. The living room can't accommodate a 6 seater dining table.
- Siteplan. It is classified as apartment as I suspect it is due to the lack of communal space in the development. Bartley road generates a lot of road noise and their views will be blocked by the upcoming bidadari BTOs

Of course it has its pros
- Next to MRT and opposite Maris Stella
- Cheaper than bartley ridge and botanique

For the price point, it really depends on how you see it. To me, Bartley Residences suffered because of the demand / development of the area. After BR TOPs, there were Botanique and Bartley Ridge etc which came after. Then there were the whole bunch of bidadari BTOs, and also TWR and PC nearby. All those factors more or less killed off the resale market for BR. But the demand in Bartley is there as seen by all the oversubscribed BTOs and the fully sold condos. When everything settles down, the price might just go up, as evidenced by Gazania's 2000+psf versus BR's 1200psf.

 

[AyuReady]

True. I was just comparing to DoubleBay residences. 4 minutes walk to Simei MRT/East Point. The unit I was eyeing, the owner is looking to sell it for the same price as when he bought it in 2013 - so the price hadn’t moved. Riskier bet than buying Waterfront or Bartley for sure, or at least that’s what I feel

Can come join me at the bird dun lay eggs changi Flora area too. Price point even lower. Not much cap gain but FH I think can guard abit against negative sale. New LH like jovell, I heard is 1.1k ish psf. For info only.

But I think connectivity lose big time to those 2 u are considering.

 

[d5dude]

The value of the bartley residence units did not really appreciate much from their 2012 purchase price. It could be due to the following reasons:
- Overpriced in 2012
- There is no nearby amenities. Walking to a nearby coffeeshop/supermarket beats taking mrt to a big mall.
- Floorplan. The bedrooms are too small for family, can't even place a single bed and desk in the bedroom comfortably. The living room can't accommodate a 6 seater dining table.
- Siteplan. It is classified as apartment as I suspect it is due to the lack of communal space in the development. Bartley road generates a lot of road noise and their views will be blocked by the upcoming bidadari BTOs

Of course it has its pros
- Next to MRT and opposite Maris Stella
- Cheaper than bartley ridge and botanique

Its not that complicated, prices hasn't gone up because 2012/2013 was the peak, the broader market hasn't gone anywhere since then, there are very few outliers thats done well.

 

[Falafell]

For the price point, it really depends on how you see it. To me, Bartley Residences suffered because of the demand / development of the area. After BR TOPs, there were Botanique and Bartley Ridge etc which came after. Then there were the whole bunch of bidadari BTOs, and also TWR and PC nearby. All those factors more or less killed off the resale market for BR. But the demand in Bartley is there as seen by all the oversubscribed BTOs and the fully sold condos. When everything settles down, the price might just go up, as evidenced by Gazania's 2000+psf versus BR's 1200psf.

I feel amenities will improve once the 2 bartley plots of btos are announced. Each bidadari bto plot so far brings in amenities with it. Highly believe shops/supermarkets/eating house will come with one of the btos near bartley mrt

 

[arfness]

im renting at botanique for now. All i can say is do NOT get a unit facing the road. Bartley Road is horrifically noisy and extremely irritating. Trucks, busses, motorbikes, it never ever stops.

 

[drkcynic]

I feel amenities will improve once the 2 bartley plots of btos are announced. Each bidadari bto plot so far brings in amenities with it. Highly believe shops/supermarkets/eating house will come with one of the btos near bartley mrt

Yeah, it doesn't make sense for them to keep building BTOs and leave out the amenities. Maybe not a mall but it's likely those 24 hours NTUC, shengsiongs, childcare, coffeeshops will follow.

 

[Gymrat76]

im renting at botanique for now. All i can say is do NOT get a unit facing the road. Bartley Road is horrifically noisy and extremely irritating. Trucks, busses, motorbikes, it never ever stops.

Haha thanks. The unit I wanted to see, the SELLER agent told my agent to proceed only if we don’t mind road noise, as it’s facing Bartley road. Guess must be pretty bad if the seller agent is saying that..Oh well, looks like my search is back to square 1 lol