The Reserve Residences Review: Affordable new Bukit Timah condo

The Reserve Residences is an upcoming mixed-use integrated development by Far East Organisation, combining condo and commercial units in the same space. It is located at Jalan Anak Bukit in the Bukit Timah area, across the road from Bukit Timah Plaza. The 99-year leasehold condo units will receive their Temporary Occupation Permit (TOP) in 2028.

Once a quiet area on the “poor” side of Bukit Timah Road, the space around Jalan Anak Bukit is now buzzing with new developments following the opening of the Downtown Line in 2015.

Over its launch weekend on 16 and 17 November 2024, The Reserve Residences sold more 520 of its 635 units, or over 70%, with 62% of the buyers aged 40 and under.

The appeal of The Reserve Residences amongst young buyers is easy to see—not only will it be within easy walking distance of Beauty World MRT station, it will also be integrated with the upcoming Bukit V mall, which will house a supermarket, bus interchange and possibly a childcare centre, making it supremely convenient.

But that’s not all—The Reserve Residences has a lot more going for it. Let’s find out more.

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

The Reserve Residence Price

At its launch weekend on 16 and 17 November 2024, The Reserve Residences’ launch price for units sold was an average price of $2,460 psf.

While the indicative psf price range for The Reserve Residences is $1,292,000 to $6,958,000 or $1,546 psf to $2,800 psf, at the moment, all unit types except 4-bedroom and 5-bedroom are sold out. The price of 4-bedroom units is currently $4,270,482 to $5,982,883, while that of 5-bedroom units is $7,625,520 to $7,751,520.

Let’s look at a nearby 99-year leasehold condo for comparison’s sake. Units at Daintree Residence, located on Toh Tuck Road a 10-minute walk from Beauty World MRT station, are currently priced at $1,530,000 to $2,598,888 on PropertyGuru. The condo received its TOP in 2023. That translates to a psf price of $2,003 to $2,464. 3-bedroom units measuring 1,152 sqft to 1,205 sqft are priced at $2,388,000 to $2,598,888.

As you can see, The Reserve Residences, which enjoys a more convenient location closer to the MRT station and Bukit Timah Road, commands comparable prices, surprisingly enough, indicating that it’s actually a value-for-money buy.

In addition, the ongoing development of the surrounding area, involving most notably the upcoming Bukit Timah Integrated Development at Beauty World MRT station, could also boost its attractiveness as an investment.

The Reserve Residence Site Plan

You can find The Reserve Residences site plan here. The site plans shows the arrangement of amenities within the estate.

These include multiple swimming pools, a tennis court, as well as a gym and observatory perched on the 17th floor. Overall, I would say the range of condo amenities is comprehensive, with some nice perks such as a dog run and work pods.

The Reserve Residence Location

The Reserve Residences is located at Jalan Anak Bukit, across the road from Bukit Timah Plaza and a seven-minute walk from Beauty World MRT Station.

This is actually a highly convenient location, as residents benefit from the amenities near Beauty World MRT station, while at the same time enjoying easy access to Bukit Timah Road. Best of both worlds!

First, let’s talk about the area around Beauty World MRT station. A new Bukit Timah Integrated Development located next door to Beauty World MRT station is in the works, and slated to open in 2029. When completed, it will house a hawker centre, indoor sports hall, community library and community club.

The Beauty World area is already teeming with eateries, such as those along Cheong Chin Nam Road and Lorong Kilat, as well as within Beauty World Centre.

For families with kids, the area is a goldmine of reputable schools. Primary schools located within 1 km including Pei Hwa Presbyterian Primary School, Methodist Girls’ School (Primary) and Bukit Timah Primary School. The area also enjoys easy access to the many elite schools on the Bukit Timah Belt, including Methodist Girls’ School (Secondary), Nanyang Girls’ High School and Hwa Chong Institution.

Overall, I would say that The Reserve Residences offers a relatively affordable way to live in what is, at the end of the day, an upmarket neighbourhood that offers easy access to prestigious schools. Thanks to Beauty World MRT station and Bukit Timah Road, it offers a fairly fuss-free connection to the city centre as well.

According to feng shui masters, the area around The Reserve Residences will experience lots of busy traffic, which could subject units on lower floors to sha qi. In addition, some units are irregular in shape, which could affect certain members of the household. As such, it is important to select units with care.

The Reserve Residence Floor Plan

You can find The Reserve Residences floor plan here. The Reserve Residences consists of 1-bedroom to 5-bedroom units.

1-Bedroom

The 1-bedroom units measure a compact 41 to 46 sqm (441 to 495 sqft). All layouts have a front door that opens out into the kitchen. The bedroom opens directly into the living/dining area, and the bathroom is accessible from both the bedroom and the living/dining area. Overall, this is a space-efficient layout.

2-Bedroom

The 2-bedroom units, with and without a study, measure 52 to 75 sqm (560 to 807 sqft), with some layouts placing the living room in between the two bedrooms and some placing the bedrooms side by side. I personally prefer the former as they not only afford equal privacy to both bedrooms but are also more space efficient, since there is no corridor within the unit.

3-Bedroom

The 3-bedroom units measure 92 to 113 sqm (983 sqft to 1,216 sqft), with the biggest also containing a study. One of the bedrooms has an awkwardly-placed master bathroom, at a diagonal angle from the rest of the layout, because of the shape of the building. In this layout, the master bedroom is also L-shaped, which could make placing furniture awkward. There is also a 3-bedroom Horizon unit layout with full-height windows, but take note that the unit is irregularly shaped.

4-Bedroom

The 4-bedroom units measure 123 to 209 sqm (1,324 to 2,250 sqft). They are either Horizon units with full-height windows or Creekside units in a low-rise block away from the main residential towers, with views of the pool or greenery. The Horizon units are awkwardly shaped, with the kitchen at a diagonal to the other rooms, so take note if you’re not a fan of such irregular layouts. There are also premium 4-bedroom units with a study and private lift or direct carpark access, as well as duplex units.

5-Bedroom

The 5-bedroom units measure 164 to 279 sqm (1,765 to 3,003 sqft). Watch out for layouts that place certain parts of the unit at a diagonal to others. The units have private lifts, a powder room and walk-in wardrobe. There is also one duplex layout, as well as 5-bedroom penthouse units measuring 221to 261 sqm (2,486 to 2,809 sqft).

The Reserve Residence Rent Price

As The Reserve Residences is still under construction, let’s have a look at a nearby property to get an idea of rents in the area.

3-room units at Daintree Residence measuring 1,109 to 1,206 sqft are currently being put up for rent on PropertyGuru for $6,280 to $6,300.

Personally, I don’t think The Reserve Residences is the best choice if you are mainly looking at it as a source of rental income, as the rental yield in District 21 tends to be relatively low.

The Reserve Residence Review

As a relatively affordable condo in the sought-after Bukit Timah area, it is easy to see why The Reserve Residences sold so many units at its launch. The strategic location enables residents to enjoy the amenities of the Beauty World area, while also being located right next door to Bukit Timah Road, with its elite schools and direct path to the city centre.

The Beauty World area has a lot of potential in the coming years, with the opening of the Bukit Timah Integrated Development being a key highlight. So I would say investment potential is good, so long as you’re not counting on rental income, which tends to be lacklustre in the area.

The Reserve Residences is an especially great place to live for families with kids who wish to attend schools in the area or on the Bukit Timah belt. But the proximity of the MRT station, the ease of getting to the city centre by private and public transport and the wide availability of eateries and lifestyle amenities makes it an attractive location for working adults without children, as well.