- The Atelier is an upcoming freehold condo located in the prime District 9 of Singapore, in the Newton/Novena enclave.
- The development is within walking distance of the famous Newton Food Centre and the Newton MRT station, which provides convenient access to Orchard Road and Novena shopping malls.
- The Atelier offers a wide range of shopping, leisure, and entertainment options, making it a family-friendly location.
- The development is designed with high-end features and fittings, including a smart home system and French appliances from De Dietrich.
- The Atelier offers full lifestyle facilities across 3 landscaped decks, including a 50m lap pool, a giant chess room, and a children’s play area.
- The development also offers concierge services, such as porter service, lounge service, and transportation arrangements.
- With its attractive location, high-end features, and investment potential, The Atelier is expected to be well-received by locals and foreign investors.
The Atelier: Introduction
The Atelier is a new freehold residential development in District 9’s Central Core Region (CCR). Developed by Bukit Sembawang, a reputable developer in Singapore’s residential market, the development comprises a single 22-story tower with 120 exclusive residences ranging from 1-to-4 bedrooms, with sizes between 549 sqft to 1,496 sqft. As at April 2023, there are still units available for sale and the payment for each unit purchase is still under the normal progressive payment scheme.
The living spaces focus on architecture and design to suit the residents’ lifestyle and feature branded appliances from De Dietrich and high-quality sanitary fittings and wares from Gessi.
Project Details
| Project Name | The Atelier |
| Developer | Bukit Sembawang Land Pte Ltd |
| Total Units | 120 |
| Site Area | 3,863 m square |
| Expected TOP | Q1 2024 |
| Address | 2 Makeway Ave |
| District | 09 |
| Tenure | Freehold |
Unit Mix and Pricing
With the upscale surroundings of Kampong Java Road, Makeway View was sold en bloc for $168 million—translating to a land rate of $1,626 per square foot per plot ratio (PPR). This includes a hefty development charge of $21.26 million, with an estimated breakeven price of around $2,230 per square foot. The site is a freehold, 41,582 sqft, with a gross plot ratio of 2.8, and is zoned for residential use according to the 2014 Master Plan.
The indicative selling prices for condos in this luxurious development are (as at 27 Mar 23):
- $1.6 million for a 1-Bedroom
- $2.4 million for a 2-Bedroom
- $3.5 million for a 3-Bedroom
The units available are 30 one-bedrooms, 45 two-bedrooms, 37 three-bedrooms, and 8 four-bedrooms, totaling 120 residential units.
| Unit Type | Area (sqft) | No of Units | |
| 1 Bedroom | Type A | 549sqft | 30 units |
| 2 Bedroom | Type B1 | 872sqft | 26 units |
| Type B2 | 883sqft | 4 units | |
| Type B3 | 915sqft | 15 units | |
| 3 Bedroom | Type C1 | 1,173sqft | 11 units |
| Type C2 | 1,184sqft | 4 units | |
| Type C3 | 1,281sqft | 22 units | |
| 4 Bedroom | Type D1 | 1,496sqft | 4 units |
| Type D2 | 1,496sqft | 4 units | |
| Total | 120 units | ||
The Atelier Location Map Analysis
Located at 2 Makeway Avenue, just a few steps from Orchard Road and Novena CBD, The Atelier has an extensive suite of essentials, entertainment, and lifestyle amenities. Popular schools and children’s learning hubs in Novena are close, making it an ideal location for families.
Bounded by Bukit Timah Road and Kampong Java Road, The Atelier is in an exclusive private residential enclave. As a foreigner who may be keen to invest property in Singapore but yet unfamiliar with how thing works, here is your guide which will help you understand better on what is involved with property purchase in Singapore.
The opposite side of Makeway Avenue comprises mostly low-rise housing, allowing The Atelier to benefit from an unobstructed view of the city. Furthermore, tucked away from the hustle and bustle of Bukit Timah Road, The Atelier is perfect for those who seek a tranquil living environment.
Transport Network
- The Atelier condo is conveniently located near public transportation, with the Newton MRT station just a 10-minute walk away.
- The Newton station is an interchange for the North-South and Downtown Lines, providing easy connectivity to Singapore’s downtown areas and financial district.
- The Downtown Line runs parallel to Bukit Timah Road/Dunearn Road, where many of Singapore’s top schools are located.
- The Atelier is less than 10-minute drive from the Central Business District (CBD), making it a prime location for property investors.
- The condo is also linked to two major expressways – Pan-Island Expressway (PIE) and the Central Expressway (CTE) – and you can reach it within 1-2 minutes.
The Atelier Site Plan and Top Facilities
The lifestyle facilities of The Atelier are spread across 3 landscaped decks:
1. Indulge
Equipped with a tranquil Arrival Piazza, Secret Garden Trial, and Garden Courtyard, the first storey of Atelier Condo is made for indulging. Soak in the Aura Lap Pool with Garden Light or dip in Reflective Pool with a Poolside Cabana nearby. Cleanse yourself afterward in the Rainfall Shower and marvel at the Art Sculpture before retreating to the Steam Room for some relaxation. A Concierge is also present for assistance.
2. Immerse
The sixth storey of Atelier Condo allows you to immerse in its serene atmosphere. Enjoy a day with friends and family around a Sensory Pool, dine at Epicure Dining or Bistro Dining, and bask in the sun on the Sun Deck. Kids can also explore beyond their imagination of Tree Top Adventure, Kids Play, and English Tea Pod.
3. Inspire
Be inspired by Atelier Condo’s rooftop 18th storey! Challenge yourself with Giant English Chess or take a break in one of the Study Pods. Get a different view at the City Sky Deck along with The Chillout and The Billiard. Let your worries be forgotten in The Hideout before you head down to Atelier Clubhouse for some exercise. Serenity Fitness is also available for those looking for a sweat session.
Appliances, Flooring, Finishes, And Smart Features
For the ultimate luxury experience, Atelier Condo offers kitchen appliances from De Dietrich and matte black sanitary fittings from Gessi.
Kitchen countertops of one and two-bedder units come with engineered quartz. The engineered stone of the three and four-bedders has a stunning marble finish. Black satin glass door panels add a touch of class to the cabinetry in these larger units.
All living and dining floors come with marble. One and two-bedder units feature warm beige, cream, and brown tones. Three and four-bedder floors come in cool greyish and off-white. Master bathrooms and powder rooms have marble tiling, while common bathrooms come with homogenous tiles. Full-height stain finish wardrobes and engineered timber flooring complete the bedrooms.
Concealed ducted air-conditioning units are found in living and dining areas, accompanied by split bedroom air-conditioners. With a host of smart home features included, owners can control water heaters and air-condition remotely via an app. Face and car plate recognition systems and smart letterboxes are conveniently available.
The Atelier Floor Plan
Below are the unit types for The Atelier Floor Plan as well as the different layout for the unit type.
UNO 1 Bedroom
DUO – 2 Bedroom
TRES – 3 Bedroom
QUAD – 4 Bedroom
Use For Own Stay Vs. Investment
The Atelier is a freehold project developed by Bukit Sembawang that prioritizes quality of living over quantum and price considerations. It is marketed as a quality generational asset with practical and pragmatic features that appeal to affluent buyers living in landed areas.
While its projected gross rental yield is 2.4% per annum or below, it offers larger bedrooms and living areas, high-end appliances and fittings, and highly functional balconies and utility rooms. Although there are drawbacks, like the lack of fully sheltered routes, The Atelier’s location near an MRT station makes it an appealing investment opportunity.
What’s Nearby?
When at The Atelier, you’re in the heart of premium luxury and convenience. The neighbourhood has many amenities, such as restaurants, parks, shops, schools, etc. The details include:
1. Access to Orchard Road and Shopping Malls
With The Atelier condo, you are within reach to a wide range of shopping malls and dining options in Orchard Road and Novena. MRT access to the two areas is just a station away, and Novena is only 8 minutes away by foot or 800m from United Square Shopping Mall. Walking across Kampong Java and Keng Lee Road, you can find your way to Khiang Guan Avenue.
2. Convenient Access to Popular Schools
The condo is situated near many renowned schools in Singapore, just a few stops away on the Downtown MRT Line. These include institutions such as:
- Nanyang Girls’ High School (Linden Drive)
- Methodist Girls’ School (Blackmore Drive)
- Anglo-Chinese School Junior (Winstedt Road)
- Catholic Junior College (Whitley Road)
- Singapore Chinese Girls School (Dunearn Road)
- Hwa Chong Institution (Bukit Timah Road),and more.
Several junior schools are also located within a short distance from The Atelier. You can be sure your children will have access to the best education Singapore offers.
3. Children Learning Hub
Novena has become a popular hub for children’s education and enrichment, with numerous tuition and enrichment centers at the United Square shopping mall and Goldhill Plaza. The mall has established itself as a family-friendly destination by offering play features, color-themed shopping floors, and nursing rooms. They even have animal-shaped bins for your trash! Additionally, families can enjoy a meal together at the state-of-the-art al fresco forecourt with various F&B outlets.
The mall has several renowned tuition and enrichment centers, such as Lorna Whiston Speech & Drama Centre, Hua Language Centre, Kindermusik with Love Studios, I Can Read, Aspire Hub Education, and Smart Science Lab.
In Goldhill Plaza, next to the United Square Shopping Mall, you can find more tuition and children’s enrichment centers such as Tony Buzan Learning Centre, VisibleMath Academy, Math Monkey, and My English School. With such a variety of family-friendly amenities nearby, it’s a great location to call home.
4. Famous Newton Food Centre
The Newton Food Centre has located just a 6-minute walk from The Atelier condo and offers a variety of local food popular with locals and tourists. Although it had a notorious reputation due to some vendors overcharging tourists, the food center has since improved. It offers an array of hawker food, including seafood delicacies like grilled sambal stingray and chili crab. It was also the filming location for the Hollywood movie ‘Crazy Rich Asians in 2018.
5. Health City Novena
Novena square is known for its medical centres and hospitals, and an integrated medical hub called Health City Novena will be built by 2030 as part of the Novena Master Plan. The medical hub is designed to cater to the needs of both local and international patients and will feature state-of-the-art facilities and equipment.
The development will include 10 buildings and incorporate healthcare services, research and education, and commercial, leisure, and public spaces. It will draw medical tourists, increasing demand for housing and employment opportunities in the area. This will benefit developments like The Atelier due to their proximity.
6. Other Shopping Destinations
The Atelier is conveniently located near major shopping destinations such as Raffles City, Bugis Junction, Suntec City, and Marina Square, which can be accessed within a 10-minute drive or by public transport. Novena also has popular shopping havens such as United Square, Velocity, Square 2, and Royal Square at Novena. These malls offer a variety of shops, restaurants, and supermarkets, making it convenient for residents to shop and dine. United Square is also known as a children’s learning hub.
Future Development and Upside Potential
- Health City Novena is a large-scale healthcare complex being developed in Newton, with completion scheduled for 2030. It will include medical facilities, research and education institutions, commercial spaces, and public amenities.
- The presence of high-value jobs in the healthcare and research sectors may lead to an increased demand for housing in the area.
- Recent developments in Novena, such as the Marriott Courtyard hotel and Royal Square Medical Suites, indicate a growing focus on medical tourism and could attract affluent buyers and investors.
- The upcoming North-South Corridor expressway could increase land values in the area and lead to further commercial redevelopment.
- The land around the Newton MRT interchange is currently designated as Reserve Sites, with no definite use planned. However, given the high land value of the area and its proximity to an MRT station, there is potential for it to become a major commercial and business hub with new lifestyle amenities.
- The reserve sites in Newton are for urban planning. The Atelier is well-positioned to benefit from any potential development in the area.
Maintenance Fees
There is a monthly maintenance fee for each unit type at The Atelier:
- For one-bedroom UNO suites (Type A): $492
- For two-bedroom DUO compacts (Types B1, B2 and B3): $492
- For three-bedroom TRES units (Types C1, C2 and C3): $574
- For four-bedroom QUAD units (Types D1 and D2): $574.
Conclusion
The Atelier is a luxury residential property in District 9, developed by Bukit Sembawang Estates Limited (BSEL), at a prime location offering great investment potential. The area is highly sought after by the rich and famous due to its alluring address and easy access to a wide range of amenities.
With only 120 units, The Atelier offers exclusivity, a desirable feature in a mid-size development. The freehold status of the property makes it even more attractive as it helps to negate any fears of lease decay. These factors make The Atelier an excellent investment opportunity for those looking to invest in prime property in Singapore.
