Reserve Residences

Located in the City Fringe (red zone), providing good connectivity, and will be an Integrated Transport Hub with a bus interchange and MRT link.

Situated at District 21 along Upper Bukit Timah Road, it's a prime Integrated Transport Hub offering excellent access to public transport via a bus interchange and MRT link.

While the developer purchased the land at an 'undervalued' price, it is estimated they will sell at 2,500-2,600 psf, making a significant profit, which is a concern for buyers hoping for lower prices.

The break-even price is around 1,790 psf, and while recent OCR mixed developments are at 2,400-2,500 psf, the reviewer suggests an aggressive launch price of 2,600 psf (or 2,700 psf for slower sales), noting that a 2.5M entry for an 883 sqft unit is a good buy for an ITH.

The project offers a wide mix of unit sizes, but some layouts, like the 2-bedroom, 1-bath or certain 2-bedroom, 2-bath configurations, are considered inefficient or unusual, and some 3-bedroom units lack a window in the kitchen for a helper.

The reviewer highlights desirable layouts like the 2-bedroom plus study (807 sqft, Stack 101) and an 883 sqft 2-bedroom, noting that both common and master bathrooms have windows for ventilation, and rooms can accommodate queen/king-size beds with ample walking space.

It boasts two prestigious primary schools, Pei Hwa Presbyterian Primary School and Methodist Girls' School, within a 1km radius, alongside a variety of good food options, ensuring a well-fed and happy lifestyle.

A significant draw is its location within a 1-kilometer radius of two prestigious schools: Methodist Girls' School and Presbyterian High School, making it attractive for families.

As an Integrated Transport Hub managed by Far East Malls, it offers extreme convenience with retail, F&B, office space, a bus interchange, and MRT access directly below, promising a vibrant and well-maintained environment.

As an Integrated Transport Hub, the development provides unparalleled convenience with an upcoming bus interchange and a direct link to an MRT station, described as 'fantastic' and 'very, very good' for transport.

Not explicitly discussed but the integrated transport hub and managed mall suggest strong demand and good rental potential.

The high proportion of one-bedroom to two-plus-study units (55%) indicates the developer is targeting investors, suggesting good rental potential for these unit types.

There is high potential for appreciation, especially if units are priced close to 2,600 psf, comparing favorably to nearby freehold transactions like The Linq that saw healthy profits.

The development is poised for 'decent upside' and 'slightly higher' future increment due to its unique status as an Integrated Transport Hub and an iconic project in the Bukit Timah area.

The project benefits from its location in an evolving Beauty World area, being an Integrated Transport Hub, which contributes significantly to future value growth.

Its strategic location in District 21, coupled with the Integrated Transport Hub status, positions it well for future growth and development in the Upper Bukit Timah area.

The development's integrated nature with a well-managed mall by Far East Malls and a transport hub ensures future vibrancy and attractiveness, driving long-term value.

Being an Integrated Transport Hub makes it a 'very unique' and 'iconic' development, ensuring it remains attractive and resilient to market changes, fostering long-term value.

Initially seen as challenging due to a lack of direct comparables and mixed profitability in nearby smaller projects, but ultimately deemed good because Reserve Residences stands out as the only high-quality, large, integrated project in the area, making it desirable for future resale.

Strong sales performance is expected, with a majority anticipating over 50% of units to sell on launch day, and comparisons to nearby projects like The Linq and Mayfair Collection suggest good profit potential and liquidity for future resale.