Sustained Land to preview The Sen in Upper Bukit Timah at prices from $2,199 psf
Ng Hoe Theong, director of AGA Architects (left) and Vincent Chew, director of Sustained Land, with the model of The Sen at Jalan Jurong Kechil (Photo: Samuel Isaac Chua/EdgeProp Singapore)
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When the government land sale (GLS) tender for the De Souza Avenue site closed in July 2024, it drew just two bids. The top bid came from Singapore-based developer Sustained Land, controlled by low-profile real estate mogul Douglas Ong, in a joint venture with Ho Lee Group and Greatview Development.
The partners paid $278.9 million, or $841 psf per plot ratio (ppr), for the 99-year leasehold site located just off Jalan Jurong Kechil in the Upper Bukit Timah area (District 21).
“The site presents a unique opportunity to craft a landmark development that combines the best of nature and connectivity,” says Vincent Chew, director of Sustained Land.
Get the latest details on available units and prices for The Sen
The landscaped deck of The Sen has a 50m lap pool and a family and children's pool (All photos by Samuel Isaac Chua/EdgeProp Singapore)
Surrounded by greenery
The new project — The Sen — sits next to Bukit Batok Nature Park and near Bukit Timah Nature Reserve, with the Rail Corridor and other parks such as Hindhede Nature Park, Rifle Range Nature Park and Dairy Farm Nature Park nearby.
“In recent years, the emphasis on health and wellness has grown, and the desire to live near greenery or a nature reserve continues to gain momentum,” notes Mark Yip, CEO of Huttons Asia.
Connectivity is another key draw. Beauty World MRT Station on the Downtown Line is just a six-minute bus ride away, says Kelvin Fong, CEO of PropNex. Nearby malls include Bukit V Mall (within the upcoming Beauty World integrated transport hub), The Rail Mall and HillV2.
Bukit Timah Primary School is within 1km of The Sen. Other nearby educational institutions include Pei Hwa Presbyterian Primary School, Ngee Ann Polytechnic and the Singapore University of Social Sciences. “Bukit Timah has long been one of Singapore’s top education belts,” adds Yip.
The rooftops are fitted with solar panels that generate electricity for the common areas to reduce energy consumption. The project has achieved BCA Green Mark Platinum (Super Low Energy Building) certification
Absolute prices starting from $993,900
The Sen is targeted for preview on Oct 31, with the official launch on Nov 15. The private condominium comprises 347 units across five 10-storey blocks.
Three Classic blocks house one- to three-bedroom units sized from 452 sq ft to 1,109 sq ft, totalling 267 units (77%), with nine units per floor.
Two Prestige blocks feature larger layouts — three-bedroom-plus-study and four-bedroom-plus-study units ranging from 1,259 sq ft to 1,453 sq ft. These account for 80 units (23%), with just four units per floor.
Indicative prices start from $993,900 ($2,199 psf) for a one-bedder (452 sq ft), $1.499 million ($2,212 psf) for a two-bedder (678 sq ft to 732 sq ft), and $1.936 million ($2,220 psf) for a three-bedder (872 sq ft to 1,109 sq ft). Prestige units start from $2.899 million ($2,303 psf) for a three-bedroom plus study and $3.34 million ($2,299 psf) for a four-bedroom plus study.
“We’ve put a lot of thought into creating a development that offers genuine value for money,” says Chew.
Showflat of a 678 sq ft, two-bedroom unit at The Sen, designed by Cynosure Design. Prices of two-bedders start from $1.499 million ($2,212 psf)
Resort-style, wellness-centric design
Designed by AGA Architects with landscaping by Ecoplan Asia, The Sen is conceived as “a wellness-centric, tropical resort-inspired enclave”, says Ng Hoe Theong, director of AGA Architects. Earth tones used for the façade were chosen to complement the surrounding greenery, he adds.
The landscaped deck features a 50m lap pool, family and children’s pools, a clubhouse, lounges, and a tennis court. On the rooftops of the three Classic blocks are sky gardens with additional facilities.
Units on the first and top floors boast 3.9m ceiling heights, while intermediate units have 2.85m ceilings. Classic units come fitted with Smeg kitchen appliances and Roca bathroom fittings.
Prestige units feature Miele kitchen appliances and Laufen bathroom fittings, compressed marble flooring in the living and dining areas, ducted air-conditioning, a dry kitchen with a wine fridge, and a wet kitchen with a double-door refrigerator.
All homes are north–south oriented and include a ceiling fan in the living room. The rooftops are fitted with solar panels that generate electricity for the common areas to reduce energy consumption. The developer is targeting to achieve the BCA Green Mark Platinum (Super Low Energy Building) certification for The Sen.
As part of the GLS conditions, the development will also include an on-site childcare centre with a separate drop-off point.
Showflat of a four-bedroom plus study unit of 1,453 sq ft designed by Farm Studio
Appeal to upgraders and families
Sustained Land’s Chew expects The Sen to attract HDB upgraders and empty nesters from nearby landed housing estates who wish to rightsize or purchase homes for their children. “Young families will also be drawn by the proximity to good schools and the greenery of Bukit Timah,” he says.
In the neighbouring Toh Yi Gardens HDB estate, 60% of the resale flats that changed hands this year were sold at prices above $1 million. To Huttons’ Yip, it’s an indication of strong upgrader potential.
PropNex’s Fong notes that the nearby 258-unit Verdale was fully sold within two years of its 2020 launch, despite debuting during the pandemic.
Other launches which are not situated as close to the MRT station in that area have fared well too, adds Fong. For instance, the 633-unit Forett @ Bukit Timah, launched in 2020, sold out in 2023, while the 327-unit Daintree Residence, which entered the market in 2018, was fully sold in 2021.
ERA Singapore CEO Marcus Chu expects similarly strong demand for The Sen. Owners of older leasehold condos in the Hillview and Bukit Batok areas, such as Southaven I (completed in 1997) and Parkview Apartments (completed in 1998), could also be looking for newer projects with modern facilities and a fresh 99-year lease, he says.
Since 2018, nine non-landed projects with about 2,800 units have been launched in District 21, which is considered to be part of the Rest of Central Region (RCR). The most recent is the 158-unit 8@BT, launched in September 2024 and 62% sold to date.
While both 8@BT and The Sen are in Upper Bukit Timah, their locations differ, Chu points out. “8@BT is right next to Beauty World MRT Station and sits in a bustling area,” he says. “Conversely, The Sen is a low-rise development in a tranquil landed enclave that offers privacy, space, and a quieter living environment.”
In 2023, Sustained Land purchased three adjoining bungalows at Chancery Hill Road in prime District 11 for $61.08 million (Photo: Cushman & Wakefield)
Sustained Land’s first GLS win since 2015
The De Souza Avenue site marks Sustained Land’s first GLS acquisition since 2015, when it jointly acquired the site at Potong Pasir with MCC Land. The site has since been developed into the 731-unit The Poiz Residences and The Poiz Centre retail podium, which is linked directly to the Potong Pasir MRT Station. The project was completed in 2018.
Over the past decade, Sustained Land has remained active, acquiring and redeveloping freehold en bloc sites. These include 3 Cuscaden in prime District 10 (completed 2022); One Meyer and Coastline Residences in District 15 (both completed 2023); and Sky Everton in District 2 (completed 2023). All projects are fully sold.
In 2023, the developer purchased three adjoining bungalows at Chancery Hill Road in prime District 11 for $61.08 million. The site will be redeveloped into four semi-detached and four detached houses, also designed by AGA Architects. The luxury project is expected to launch next year.
As for The Sen, Huttons’ Yip reckons the land acquisition cost of $841 psf ppr allows the developer to price the new project more competitively compared to recent launches and completed developments in the Bukit Timah area.
Given its Bukit Timah address, PropNex’s Fong estimates the average selling price to hover around $2,400 psf, based on starting prices from $2,199 psf.
“The Bukit Timah area remains a desirable place to live, owing to its blend of nature, popular schools, wide-ranging F&B options, and a sense of exclusivity, since the neighbourhood comprises mainly private housing,” says Fong.
Check out the latest listings for The Sen, District 21 properties
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