The Arden New Launch Review: A Boutique Leasehold Addition to Bukit Panjang

PLB Editorial Team

The Arden takes its name from William Shakespeare’s play “As You Like It,” which is set in the Forest of Arden. The name Arden also gained popularity as a first name in the 19th century, possibly due to its association with the play and the natural beauty of the Arden forest. The Arden new launch is enveloped by greenery and focuses on the aspect of natural beauty.

Bukit Panjang, located in the northwestern part of Singapore, offers a delightful blend of modern amenities and natural beauty. The neighbourhood is a nature lover’s paradise, with plenty of lush greenery and stunning scenic views to take in. Dairy Farm Nature Park, Chestnut Nature Park and Zhenghua Nature Park are examples of lovely green spaces to unwind in. Additionally, Bukit Panjang is home to a diverse community of residents. Hillion Mall and the Bukit Panjang Integrated Transport Hub, also make it more accessible and convenient for residents. 

In this opinion article, our goal is to provide readers with a comprehensive analysis of The Arden, one of the newest developments in the real estate market. We will delve into the project’s unique features, location advantages, and amenities, as well as identify potential risks associated with the investment. Our team has conducted a thorough analysis of the development’s MOAT profile, comparing it to similar projects in the market to evaluate its long-term growth and profitability potential. Through our research, we aim to provide readers with valuable insights that will help them make informed investment decisions. We will continue to follow the project’s developments and provide timely updates to our readers, so stay tuned for our next article.


The Arden

The Arden is a condominium located along Phoenix Road in Bukit Batok (D23) under the Gombak subzone. However, it is in fact much closer to Bukit Panjang MRT. It has a 99-year leasehold tenure and spans a Land Area of 63,002 square feet (sqft). The Master Plan Gross Floor Area (GFA) for this project is around a total of 88,200 sqft. The land was previously used for semi-detached landed housing but is now going to be redeveloped into a boutique condo.

The Arden is situated in the Outside Central Region (OCR), nestled within a large residential enclave between Bukit Panjang and Choa Chu Kang. Conveniently located within a mere 500m radius of Bukit Panjang MRT station on the Downtown Line, and around 1.6km away from Choa Chu Kang on the North-South Line, accessibility is a breeze. The surrounding area is a diverse mix of landed housing and a sizable HDB estate to the north, across Choa Chu Kang Road, offering a vibrant and inclusive community.

The Arden is slated for completion around 2025, which is a remarkably short timeline for a new launch. This means that couples or families seeking a property that’s move-in ready in the near future would find this development highly attractive. The development comprises a modest total of 105 units (as of the time of writing), adding an exclusive number of units to the area. The limited number of units also means that future residents can look forward to a more intimate and exclusive living environment, perfect for those who cherish privacy and tranquillity.

The existing unit distribution of private housing in the immediate area is concentrated around 1-bedroom to 3-bedroom units, which takes up a strong majority of the units. Larger units that have 4-bedrooms and above are in relatively short supply in this immediate area for private housing.

Although the unit distribution for The Arden has not been confirmed and released to the public by the developer, it’s worth noting that larger apartments are in short supply in the immediate vicinity, and might be particularly attractive to potential buyers. This is based on a review of the existing unit distribution in the surrounding area for private properties (HDBs not included). As such, the availability of larger units at The Arden would offer a unique opportunity for buyers seeking more spacious living quarters. It’s also important to consider the pricing of these larger units, as this will be a significant factor for most buyers when making their decision.

Based on the current state of the new launch market, in combination with the estimated land costs and other business expenses, the ballpark figure for The Arden is a price of around $1,800 to $2,000 psf. However, the number is speculative and will be revised in our upcoming article once more information is made available. This price estimate is well below the average new launch price of 2022 which was around $2,100. Depending on the market sentiment, the launch price might differ greatly from our estimates.

The Arden will be located in the larger Bukit Batok area, even though it is technically nearer to Bukit Panjang MRT (~500m away). The nearest station is Phoenix LRT (~200m away), which connects to Bukit Panjang and Choa Chu Kang MRT stations. There are plenty of shopping malls and retail amenities nearby. Junction 10, Hillion Mall, Bukit Panjang Plaza, and Teck Whye Shopping Centre are located within 800m of The Arden. The Arden is also closely connected to Bukit Batok Road and Upper Bukit Timah Road, which are main roads that connect to highways.

For those who enjoy outdoor activities, Dairy Farm Nature Park, Chestnut Nature Park, Zhenghua Nature Park, Bukit Timah Nature Reserve, and the Rail Corridor are great options for getting the exercise you need. These are all within 2.5km of The Arden. For much longer hikes or cycling tracks, Zhenghua Nature Park is connected to the Mandai Trail, leading you nearer to the Singapore Zoo. There’s also the option of going for the Rail Corridor, leading you through Buona Vista to Tanjong Pagar Railway Station.

In terms of the future plan for the nearby area, the development of the Tengah estate, Jurong Lake District, and Jurong Innovation District will be important additions to look forward to. The Tengah estate will introduce a substantial supply of housing to the western region of Singapore, while this is more distant from the CBD as compared to the Bukit Panjang area, nearer commercial activity in the Jurong Lake District and Jurong Innovation District may help prop up prices in the West.

Overall, The Arden finds itself as a boutique and humble new launch in the current market. If it is able to competitively price itself at an affordable quantum, buyers may be attracted to the project. A good mix of nature and diverse residential properties in the area makes The Arden a very livable project in the northwestern part of Singapore.

What does The Arden’ MOAT Profile look like?

The MOAT Analysis, developed by PLB, is a comprehensive method used to evaluate the worth of a property by considering various factors that may impact its value. This approach involves a thorough comparison of the property with others across ten different aspects, with the aim of providing an unbiased assessment of its appeal to the broader Singaporean market. To gain a deeper understanding of how our tool operates, we have provided an extensive explanation of the MOAT Analysis in our article. Please refer to the article for further details.

Before we jump into the analysis, we will highlight some of the other condominium projects to which we will use to approximate the MOAT score of The Arden. We will use five condominium properties based on its location and recency of development. The comparison condos are: Hillion Residences, Hillsta, Sol Acres, The Tennery, The Linear.

Based on the MOAT Analysis, the approximate MOAT score of the comparison condos comes to around 70.8%. This is considered a high score. We can see from a glance, that Hillion Residences (score of 80%) and The Tennery (78%) significantly pull up the score of the condos in this area because of the integrated nature of the development as well as the close proximity of the Bukit Panjang Transport Hub. In terms of distance, The Arden is closest to Hillsta (66%) which still has a moderately high score. Overall, the condos here perform well due to Rental Demand, Quantum Effect, and Exit Audience.  

With an estimated 105 units, we can expect The Arden to be a humble addition to the residential supply of the Bukit Panjang area. This might be good news for home buyers looking to be the first owner of the property and take advantage of the progressive payment scheme on their home ownership journey. We expect these units to do well in this residential cluster in Singapore.

Focusing in on the Parents’ Attraction Effect, there are fewer primary schools located in the 1km radius of The Arden, but there is a great variety across different levels of education. Jurong Pioneer JC, ITE College West, Choa Chu Kang Secondary, Greenridge Secondary, West View Primary, and South View Primary are all located within 1km of The Arden.


The Verdict for New Launch 

Let’s take a moment to weigh the pros and cons of this project and decide if it meets the unique needs of your family. Keep in mind that every property is different and what works for one family may not work for another. To help you make an informed decision, here are some key advantages and disadvantages to consider. Ultimately, the decision to purchase a residential property is a significant one, and it’s essential to do your due diligence and carefully consider all factors before making a commitment.

The new launch of The Arden is a boutique project in the OCR. The affordable residences in the Bukit Panjang area would definitely look to be more attractive amidst a very heated property market at the moment. With the MOAT scores pointing to high Rental Demand, Quantum Effect, and Exit Audience in this area, The Arden looks to be attractive to families who are looking for a quiet but convenient home in a largely residential area, still with conveniently found amenities nearby.


Let’s get in touch

If you find The Arden attractive, or are curious to find out more about which new launches fit the bill for you in 2023, reach out to us here. Thank you for reading and following PLB. Stay tuned for more regular updates on new launches in Singapore that are worth your time.

The tentative preview of The Arden is in April 2023. This might change without advance notice.

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