H2O Residences Review (North East District)

Review of H2O Residences

H2O Residences is an upcoming new condo launch by City Developments Ltd (CDL) located at Sengkang West Avenue / Fernvale Link and directly next to Layar LRT Station connecting to Sengkang MRT station and bus interchange.

Awarded the Active, Beautiful & Clean Waters (ABC Waters) certification by PUB.

Details of this CDL project:

Project Name : H2O Residences

 Developer : Impac Holdings Pte Ltd (Subsidary of City Development Limited (CDL))
Address : Sengkang West Avenue / Fernvale Link
Tenure : 99 years leasehold w.e.f 10 May 2010
Site Area : Approx 16,998.8 sq m / 182,795 sq ft
District : 28 (Seletar, Yio Chu Kang)
Type of Development : Proposed erection of condominium comprising of 5 blocks residential flats (total 521) with 2 basement carparks, swimming pool and communal facilities on lots 4340A MK 20 at Sengkang West Avene
No of Units : 521 + 1 retail unit
Car Park Lots : 540
Facilities : Full Condo Facilities
Expected TOP : Dec 2015
Legal TOP : Dec 2018

Good Points:
(1) Just next to Layar LRT Station. As compared to Riversound Residences, one has to walk5-10mins to reach the LRT. Also, a sheltered linkway will connect from Layar LRT to H20 Residences. This means residents will not get wet even when it rains cats and dogs.

(2) Not sure why but people keep complaining about the location being remote. This is not true especially for those very familiar with the North East District. Access to the SLE, CTE, TPE and KPE are good. HDB has actually planned for new roads in the precinct.

(3) Amenities such as NTUC Fairprice and Foodcourt are within walking distance-the temporary commercial hub known as Fernvale Point. I estimated less than 500m. (No point to actually travel another LRT station down). Also near to Jalan Kayu! Besides Roti Prata, there are various nice eateries and even a shop famed for selling durian and choclate cakes there. Selegie beacurd too.....

(4) Singapore Press Holdings just won the land tender to the plot besides Fernvale Point for development of a shopping mall. It is just a 5mins walk from H20 Residences. Once the new mall is completed, it will increase the value of all properties in the vicinity.

(5) There is definitely rental potential-AMK Industrial Parks and the Seletar Aerospace Park.

(6) Quite like the floor storage patented by CDL in one of the room. This was the only part that impressed my wife who went along to view the showflat. Not sure why some people think this is a silly idea. Extra storage space is practical and efficient.

(7) 540 underground parking lots relative to 521 units. Adequate parking which reduces potential conflicts.Out of the 540 lots, 2 will be catered for electric cars.

(8) Superb landscaping and facilities on offer by CDL! The whistling pavilions and nature terrace concepts are awesome. Another interesting point is that all the facilities and stacks actually started on the "2nd level". Also, from the end of the secondary club house and lap pool, one is able to overlook the park connector and Punggol reservoir.....very well though out by the development team.

Not so good points
(i)It is not next to the main MRT. Residents have to take the LRT to Sengkang MRT. A bit troublesome as you have to dismount and then move on to another platform for the LRT. But the price already factored it in relative to say the Luxurie near Compass Point which is going above S$1000psf.

(ii) The bedrooms (including Master bedroom) are small....seems typical these days but still bigger relative to say Luxurie or Barley Residences. In the showflat, there are lots of mirrors, missing walls and even enlarged doorframe to make the unit seems bigger. The 3 bedroom at 1130sqft is decent size relative to 1055-76sqft type which newer projects are marketing. 

(iii) The interior finishing given smacks of squeezing as much margins out of home buyers as possible by CDL. Tiles pretending to be marble/stone lookalike given by CDL. Built in Wardrobe for the 2 common rooms are not sliding nature albeit the tiny room size (however, the Masterbedroom Wardrobe given are sliding and cleverly design).

Overall, I think it is quite good value these days (with other developments going above 1000psf). Rare to have a development so close to Sengkang Riverside Park but at the same time, close to amenities like shopping mall and just next to a LRT station.