Pollen Collection: New Launch Landed Review

PLB Editorial Team

In this article, we will take an in-depth look at the newly launched Pollen Collection, a 99-year leasehold landed development located in the tranquil district of Seletar, Singapore. With a total of 132 units comprising semi-detached and terrace houses, Pollen Collection offers a unique opportunity for residents to own a luxurious and practical living space in one of Singapore’s most coveted locations.

We will start by exploring the basic details of the development, and then delve into the site plan and surrounding area, highlighting the development’s location and proximity to amenities such as shopping malls, schools, and dining establishments. Next, we will analyse the price trends of landed properties in the area and provide a detailed analysis of the price trends of the relevant Landed segment.

Finally, we will take a closer look at the types of landed floor plans available at Pollen Collection. We will provide a detailed analysis of each floor plan, including their layout, features, and suitability for different family sizes and lifestyles. Overall, this article aims to provide readers with a comprehensive understanding of the Pollen Collection development, helping potential buyers make informed decisions based on objective analysis and detailed insights.


Basic Details on Pollen Collection

The Pollen Collection is located along Pollen View, which is found in the Seletar area near Yio Chu Kang and Ang Mo Kio.  This new addition to the landed enclave in District 28 – Seletar is a 99-year leasehold Landed development with its lease starting from 2019. There are a total of 132 units available, with 6 terraces and 1 semi-detached already sold as the developer progressively offers up units for sale. Pollen Collection has an expected TOP of 2026.

Developed by Bukit Sembawang Estates Limited, this 99-year leasehold landed development offers a luxurious and practical living experience for families seeking an escape from the hustle and bustle of city life. Each unit has been meticulously designed with both form and function in mind, providing residents with ample living space and practical features to accommodate their modern lifestyles.

One of the key highlights of the development is its location in the heart of Seletar. Residents can enjoy the tranquillity of nature while being in close proximity to amenities such as Seletar Mall, Greenwich V, AMK Hub, and a variety of F&B establishments. For families with school-going children, the development is also surrounded by many schools within a 2km distance, including Rosyth School, Anderson Primary, Presbyterian High, Mayflower Primary, Fernvale Primary, Serangoon Garden Secondary, Nanyang Polytechnic, ITE College Central, and Anderson-Serangoon JC. There are even more options just slightly further than 2km away.

Pollen Collection is a rather convenient location for car owners, with a short drive to connect to the Central Expressway (CTE) and just a 20 minute drive to the CBD area. This area is slightly less convenient for public transport due to the longer distance to the bus stops and MRT stations. There might also be some noise concerns due to its close proximity to the CTE, especially for the corner units located to the west side of the development.

The Pollen Collection is located within a prestigious landed enclave demarcated by Yio Chu Kang Road, Seletar Road, Ang Mo Kio Avenue 5, and the CTE. The enclave is divided by Saraca Road, with zoning for 2-storey mixed landed houses to the north and 3-storey mixed landed houses to the south. This unique land zoning by the URA ensures that the area will not be developed into condominiums and that the landed developments within the enclave are limited to a maximum of 3-storeys.

This zoning has several benefits for Pollen Collection’s future residents. Firstly, it guarantees that the surrounding environment will remain peaceful and exclusive, as only low-rise landed houses are permitted. Secondly, the additional floor allowed for Pollen Collection’s landed houses provides residents with more living space and potentially higher resale value than comparable 2-storey homes in the area. Ultimately, the combination of the exclusive landed enclave and thoughtful land zoning makes Pollen Collection an exceptional choice for those seeking a luxurious, low-rise lifestyle in a well-connected location.

The Pollen Collection’s exclusive set of landed houses promises future residents a high degree of privacy in a thoughtfully designed neighbourhood. The landed houses are arranged in eight rows along Pollen Crescent, which serves as a private driveway solely for the residents of Pollen Collection. This unique design feature not only distinguishes the new development from older landed houses in the enclave but also provides an intimate sense of community for residents. Each home boasts a spacious layout and is surrounded by lush greenery, adding to the overall sense of privacy and exclusivity. 

The Pollen Collection’s landed houses are predominantly designed with a north-south orientation, with a slight tilt towards the west. This orientation is ideal for minimizing the impact of harsh morning and evening sun rays, while still allowing for ample natural light from the east in the mornings. The clever design not only enhances the livability of the properties but also reduces the energy consumption of the homes by minimizing the need for artificial lighting and cooling during the daytime. Overall, the orientation of the Pollen Collection’s landed houses is a smart and practical design feature that contributes to their overall appeal.

For residents who love green spaces, there is a long strip of greenery south of Pollen Collection. Num Meadow Park and Ang Mo Kio Linear Park stretches over a kilometre in distance. Luxus Hills Park, which is right beside AMK Linear Park, is also connected to the Park Connector Coast to Coast Trail. The trail eventually leads to Sengkang Riverside Park around 2.7km away. This means residents in Pollen Collection are never short of green spaces to get active and fit.


Price Trends & Analysis

For this section on price analysis, we will focus on the trends of terrace houses and semi-detached houses in District 28 (Seletar, Yio Chu Kang) compared to the wider OCR (outside central region) market. Specifically, we will compare the pricing trends of 99-year leasehold terrace houses and semi-detached houses in District 28 with those in other OCR areas, as well as across all lease types of terrace houses and semi-detached houses in Singapore. By examining these trends, we can gain insights into the current and future values of these properties, as well as identify the attractiveness of Pollen Collection.

In the big picture, we see that 99-year leasehold terraces and semi-Ds in D28 has appreciated greatly (129% since 2013) compared to the rest of OCR (45%) and all tenure terraces and semi-Ds in Singapore (43%). Interestingly, this shows that leasehold landed homes did appreciate significantly in the Seletar area relative to other areas across the country. It is also important to note that D28 leasehold terraces and semi-Ds have a higher PSF than its counterparts based on just the existing 2023 data (drawn from Edgeprop on 6 March 2023).

This inversion in prices (D28 higher than the rest of the island) may be due to the fact that new launch landed houses are priced at a premium when compared to resale landed across the island. The PSF for 99-year leasehold terraces and semi-Ds in D28 is $2,215. In comparison, the OCR PSF price for the comparables is $1,663. And all types of lease for the rest of the island for terraces and semi-Ds sits at $1,750.

The difference in PSF between the D28 ($2,215) and All lease type across the island ($1,750) is sitting at $465, which is approximately a 26.6% increase from the all lease type category. A lot of factors come into consideration when deciding if this 26.6% premium is “worth it”. Firstly, a newly developed landed home saves you the trouble of coordinating the reconstruction of a landed home yourself. It also puts your mind at ease in terms of the condition of the home and the structural integrity of the building. 

For some investors and prospective buyers, peace of mind when it comes to purchasing a Landed home is well worth this additional premium. Just as each home is unique in their own way, so is each landed enclave. Choosing the right neighbourhood that you are comfortable with is very important. If you are to live your day-to-day life in the Seletar area, you would need to be comfortable with the neighbourhood, its amenities and surroundings.


Types of Landed Floor Plans Available

In this section of the article, we will cover the different floor plans available in Pollen Collection. We will be covering the Intermediate Terrace, two different Corner Terrace layouts, and the Semi-Detached layout. Do note that more variants are available and we are selecting a representative few. The floor plans and more detailed information from the developers on Pollen Collection can be found here.

We highlight a few key common features when it comes to the landed homes in Pollen Collection. First, the car porch on the first floor serves as a private area to park your car, you no longer need to worry about the issue of insufficient road side parking like in some landed estates. Next, a private lift is available, which abates mobility concerns of multi-generational families in moving from floor to floor. Finally, the landed developments in Pollen Collection feature a mezzanine floor and an attic, this effectively serves as 5 floor plates in total when we look at the floor plans. Do note that the land area and floor are inclusive of car porch, car porch roof outdoor garden, open terrace, open roof terrace and planter.

Let’s take a closer look at the Type A Intermediate Terrace, which boasts a land area of 150.1 sqm (approx. 1,615 sqft) and a generous estimated floor area of 381 sqm (approx. 4,101 sqft). Recent transactions of this size in the development were recorded at $3,538,000 in December 2022 ($2,191 psf) and $3,650,000 in February 2023 ($2,261 psf). This layout has a total of 5 en suite bedrooms with additional powder room and washroom in the common area.

The first floor of this stunning terrace home is primarily designed for communal living, with a spacious living and dining area that leads to both wet and dry kitchens. There is also a yard, home shelter, and a washroom, making it an excellent space for hosting guests. The back of the first floor features an open terrace, offering a private outdoor retreat for the family. Additionally, a powder room and lift are located in the common area for added convenience. The first mezzanine floor features a junior master bedroom with an en suite bathroom and an open terrace, perfect for enjoying natural light and fresh air. There is also a car porch roof and outdoor garden on the mezzanine.

The second floor of the Type A Intermediate Terrace houses the master bedroom and bedroom 1, both of which are en suites. The master bedroom features a luxurious bathtub, perfect for relaxing after a long day. The middle area near the stairwell has an open terrace that allows ample natural light to enter the floor. On the third floor, there are two additional en suite bedrooms. Finally, the attic boasts an open roof terrace, providing an exclusive space for family and friends to enjoy the panoramic views of the surrounding area.

The Type A2 Corner Terrace variant has an additional 50 sqm of land size (538 sqft) but is mostly used for turfing and the open terrace area on the first floor. There is also an additional 4 sqm of floor area (43 sqft) but is mostly non-functional. This variant is an additional choice for investors who like the specific spot in the development or for the additional outdoor space.

The C2 Semi-Detached Layout offers 208.3 sqm of land area (2,242 sqft), and comes at an estimated floor area of 407 sqm (4,380 sqft). This has an additional 627 sqft of land area and 279 sqft of floor area as compared to the Type A Intermediate Terrace. The car porch is much more spacious, potentially fitting 2 vehicles. The outdoor turf and terrace is also much larger than the intermediate terrace. The number of bedrooms and washrooms are the same, albeit the orientation of the rooms are slightly different. There is another C2 Semi-Detached layout which sports 229.8 sqm of land (2,473 sqft).

Type D Corner Terrace is the largest layout in Pollen Collection, boasting a generous land area of 288.5 sqm (3,105 sqft) and a spacious estimated floor area of 452 sqm (4,865 sqft). With its larger dining and living spaces, as well as bigger bedrooms, this layout exudes peak luxury. The turfing, open terrace space, and car porch are also considerably larger, offering plenty of space for outdoor activities and relaxation. The junior master bedroom has been moved to the third floor, distinguishing it from the other layouts. Additionally, the extra turfing area on the first floor provides homeowners with more options for landscaping, such as creating a beautiful bonsai garden.


Closing Thoughts

In conclusion, Pollen Collection offers a unique opportunity for multi-generational families to live together in a luxurious and intimate setting. With its spacious and thoughtfully designed layouts, residents can enjoy ample living space, privacy, and flexibility to adapt to their evolving needs. The exclusive landed development is conveniently located in a serene and peaceful enclave, yet still close to key amenities and transportation routes. The attention to detail in the design and construction of the homes ensures that each residence is both functional and aesthetically pleasing, offering residents a truly elevated living experience. Overall, Pollen Collection is an ideal choice for families seeking a multi-generational luxury home that provides comfort, convenience, and a sense of community.

We hope this article has given you a better understanding of the luxurious multi-generational homes available at Pollen Collection. If you’re interested in learning more about the latest developments in the Singapore property market, we encourage you to check out our educational YouTube channel, NOTG, and special webinar series, where we share insights and expert analysis on various aspects of the real estate industry.

For those looking for personalised advisory services, our team of experienced consultants is always available to provide you with individualised guidance and advice. Please visit our “Contact Us” page to get in touch with us and let us help you with your real estate needs. Thank you for reading, and we look forward to hearing from you soon.

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