The Arden Condo Review: Affordable condo in Bukit Panjang

The Arden Condo had a rocky start, as its launch, originally scheduled for 2022, was pushed back due to delays affecting the purchase of remnant land parcels on the edge of the development’s site.

Finally, the 99-year leasehold condo in the Bukit Panjang area was launched by Qingjian Realty on 12 August 2023. Its Temporary Occupation Permit (TOP) is expected in 2027.

The Arden offers the chance to live in a low-density residence in the Bukit Panjang area, traditionally populated by high rise developments. Was it worth the wait? Let’s find out.

*Information from 99.co, PropertyGuru, and other property listing websites is accurate as of time of writing.

The Arden Condo Price

At its launch weekend on 12 and 13 August 2023, 27 of The Arden’s units (26%) were sold at an average of $1,750 psf, which is an affordable price for private condos in the Bukit Panjang area.

The Arden units are currently being listed for sale on PropertyGuru for $1,675,000 to $2,668,000, which translates to a psf price of $1,560 to $1,878 psf.

For instance, 3-bedroom units at The Arden measuring 1,012 to 1,249 sqft are being sold for $1,675,000 to $2,020,000, or $1,578 psf to $1,878 psf.

Let’s compare this to a nearby property, 99-year leasehold condo Hillsta, which is also located on Phoenix Road, a six-minute walk from Phoenix LRT station. Hillsta received its TOP in 2016. Units at the condo are currently being listed on PropertyGuru for $720,000 to $3,300,000, or $1,333 to $1,598 psf. 3-bedroom units at Hillsta measuring 1,087 to 1,205 sqft are selling for $1,589,888 to $1,700,000, or $1,411 to $1,463 psf.

Hillsta has enjoyed modest capital gains over the past five years, but a longer term view shows that prices have been rather stagnant. This could be due to the area’s distance from the city centre and the distance of the nearest MRT station. Hence, I think The Arden might not be the best option if you’re mainly purchasing it as an investment.

The Arden Condo Site

You can find The Arden site plan here. The site plan shows the layout of the residential blocks and the shared amenities within the condo.

The Arden is a small boutique development, so the range of amenities is very basic. There is a basic swimming pool and a kids’ pool, as well as a gym, a children’s playground and function rooms. But it lacks many of the frills that bigger condo developments might have.

The Arden Condo Location

The Arden Condo is located on Phoenix Road off Choa Chu Kang Road in the Bukit Panjang area, a six-minute walk from Phoenix LRT station.

Usually, people are not happy to have to take the LRT as it adds to travel time. But, the Arden also has the advantage of being a 13-minute walk from Bukit Panjang MRT station, which connects directly to Bugis and Telok Ayer MRT stations in the city centre. So, residents who don’t mind the longer walk can bypass having to take the LRT.

While Bukit Panjang isn’t exactly known for being happening, The Arden actually enjoys a good range of shopping amenities. It is located within walkable distance of several malls: Junction 10, Hillion Mall and Bukit Panjang Plaza, which houses the Bukit Panjang Public Library.

There are two primary schools located within 1 km of The Arden: Teck Whye Primary School and West View Primary School. Other nearby schools include Bukit Panjang Primary School, Beacon Primary School, St Anthony’s Primary School, ITE College West and Jurong Pioneer Junior College.

Another plus is that The Arden is within walking distance of The Rail Corridor, as well as Phoenix Park, offering easy access to nature.

Overall, I would say that The Arden offers a decent living environment if one is fine with being a considerable distance from the city centre.

The Arden Condo Floor Plan

You can find The Arden floor plan here. The Arden consists of 2-, 3- and 4-bedroom condo units. There are no studios, 1-bedroom or 5-room apartments, making it more suitable for smaller families than singles or multi-generational households.

2-Bedroom

The 2-bedroom units measure 61 to 76 sqm (657 to 818 sqft), some with balconies and some without. One of the key differences to note is that some layouts place the two bedrooms side by side, while others place the living room in between the two bedrooms.

3-Bedroom

The 3-bedroom units measure 94 to 116 sqm (1,012 to 1,249 sqft). All the layouts cluster the living and dining area on one end of the apartment, and the three bedrooms on the other. Some units also contain a study that is big enough to be turned into a small guest area that accommodates one person. There is the option to have an open kitchen or enclose it with walls.

4-Bedroom

The 4-bedroom units measure 112 to 152 sqm (1,206 to 1,636 sqft). Some of the units have a study area as well as a dry kitchen in addition to the regular wet kitchen.

The Arden Condo Rent Price

As The Arden has not yet received its TOP, let’s look at nearby Hillsta to get an idea of the kinds of rents The Arden could potentially command.

Right now, Hillsta units are being advertised for rent on PropertyGuru for $3,300 for 1-bedroom units measuring 624 sqft, to up to $4,200 for 2-bedroom units measuring 980 sqft.

Mapped against The Arden’s prices, this translates to a decent rental yield, helped by the relative affordable purchase price of the units. Potential tenants are likely to be families whose children attend schools in the west.

The Arden Condo Review

The Arden enjoys a decent location in Bukit Panjang, within walking distance of numerous shopping amenities and the Rail Corridor.

However, this is not the most convenient of locations, at quite a distance from the city centre. While the Downtown line connects directly to the city centre, there is a 13-minute walk to the nearest MRT station, if one does not wish to go through the hassle of using the LRT. The Arden is thus better suited to those who can work from home at least some of the time, or households whose children can take advantage of nearby schools.

In terms of investment potential, I feel The Arden is not the best choice for capital gains, though it can still produce a decent, if not spectacular, rental yield. I would thus recommend it to those who are looking for an affordable private home to live in.