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Piccadilly Grand - Project Review


Real Estate Guy project review
PICCADILLY GRAND - Project review


Piccadilly Grand Rating: 46/50


Development: 9/10

Transportation Link: 9/10

Surrounding Amenities: 9/10

Prices: 9/10

Future Changes: 10/10


Registered now for the latest updated floor plan for Piccadilly Grand and the date to view the show flat.

Show Flat viewing in mid-April 2022, register now for the VVIP invites and get the latest info and floor plans

The latest update, Piccadilly Grand successful launch on the 7th May 2022 with a 77% take-up rate. all the 1-bedroom, 2-bedroom & 3-bedroom units type sold out on the Launch Day at an average price of S$2,150psf.


The development is now left with 4-bedroom and 5-bedroom unit types.

Call me now at 94896105 to view the show flat.



Preliminary Information of Piccadilly Grand (subjected to change)



The Piccadilly Grand will be residing on the GLS site on the Northumberland road. It will be a mixed-use development comprising of estimated 407 residential apartments up to 23 stories with full communal facilities.


Piccadilly Galleria is the Commercial retail space on the ground floor, including an Infant Care & Child Care Centre.


The Tender is successfully awarded to Maximus Residential Sg Pte. Ltd. and Maximus Commercial SG Pte. Ltd. (Joint Venture of City Development Limited (CDL) and MCL Land.)





The price of the successful tender is S$445.9 Million, with a land size of 8,732.9 Square meters (93,983.5sqft), the tender price come to S$1,129psf Per Plot Ratio.


Taking into consideration 1,500sqM for the commercial space, it can yield up to a maximum of 407 residential apartments. The estimated breakeven price will be somewhere around S$1,715psf.


Piccadilly Grand

Piccadilly Grand is a mixed development, that will have 3 blocks 23 stories of residential blocks, units starting from either level 3 for Block 1 or level 4 for block 2 and block 3.


Looking back into the history of the developers, it will have a well-mixed of 1-bedroom to 4-bedroom units in this development.



The 3 blocks of the residential block will be well placed in the North-South orientation, with full residential common facilities located on the 3rd floor & 4th floor, and a 3 level multi-storey car park. There will be a linkway connecting to the Farrer MRT station from the ground floor in the commercial shops area.



The commercial retail space (Piccadilly Galleria) and the Child Care Centre will be located on the ground floor.


Piccadilly Grand will be one of the developments in this Farrer Park Vicinity, having a good size Residential development with 407 Residential apartments with full residential communal facilities.


At this point, all floor plans are still pending approval. If you’re keen to have the floor plan, click here to WhatsApp me, so I can keep you updated on the latest information on this development.


The show flat is now under construction, eta completion end of January 2022. Piccadilly Grand most probably will be open for viewing and launch in the first quarter of 2022.


Location of Piccadilly Grand.


Piccadilly Grand is located on Northumberland Road, off Race Course road.

A place was full of memories of past Singapore. If you are a person who is interested in Arab or Indian handicrafts, you will never disappointed, you can find all kinds of little stuff here.


The heritage 2nd world war shop houses mark the history of this place. It is a mature residence area, with shops, restaurants, and supermarkets just within reach. Most convenient Transportation link with the Farrer Park MRT stations just beside.

Minute drive to CTE and ECP, public buses available along Serangoon Road.



The Amenities surrounding Piccadilly Grand





Shopping Mall

The Mustafa centre along Serangoon road


The City Square Mall at Kitchener Road



Sim Lim Square at Rochor




Shophouses

These are the shophouses surrounding Piccadilly Grand, the Colonial Architecture design from the fifties. Most of these shops are conservation shops, this will not allow for a further increase in the height of the building. You can find some fine restaurants operating in it.



The Farrer Park Hospital & Medical Hub

One of the latest Medical development in this RCR, giving the convenience to the Residents

staying in this premises, providing medical health care.



Transportation

Piccadilly Grand is just located beside the Farrer Park MRT station. There will be a Linkway directly connected to the MRT station from the ground floor commercial shop area. Farrer Park MRT fall on the Purple line.




Northumberland residences review
Link to all the MRT Exchange Station

One station to Little India MRT exchange station, allows you to travel to the Western side of the island.

Two stations to Dhoby Ghaut station, link you to the central district of Singapore

Four stations to Serangoon MRT station, hop on to the Circle line and you can reach almost the whole of Singapore at the various MRT exchange.


Access to the CTE is just 8 minutes away.


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Car drive to reach CTE

Schools surrounding Northumberland Residences


of


The nearest Primary school to Piccadilly Grand is Farrer Park Primary school followed by St. Margaret’s Primary School.


Northumberland Residences review
Farrer Park Primary School

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St. Margaret's Primary School

These 2 primary schools are within 1Km radius of Piccadilly Grand


Within a 2 km radius, we have Anglo-Chinese School (Junior), Anglo-Chinese School (Primary), Bendemeer Primary School, Hong Wen School & St. Joseph’s Institution Junior.



Potential of Piccadilly Grand?

Future development within Piccadilly Grand

There are a few plots of empty land within the area of Piccadilly Grand. In the URA master plan 2020, it will be for residential development with a plot ratio of 3.5.


As the first mover development in this area, the price will be attractive compared to the future development in times to come. Whether you are buying for your stay or investment, the price that you get a unit here is almost guaranteed you will not lose money.



Any launch of the GLS land beside Piccadilly Grand will be higher in future. This will help to sustain the price for Piccadilly Grand and it will also increase the value of the development when the new land price goes higher.


Uptown @ Farrer, the land bids for this 99 years tenure are successfully by Low Keng Huat at the price of S$174.08 million, S$1,008psf PPR, in the year 2017. With the higher land price for the Northumberland site, the sales price for Uptown @ Farrer has increased recently.

What will you think of the price for the next GLS release besides Piccadilly Grand?


What will be the pricing for Piccadilly Grand?

Before we jump into the pricing, let's take a look at the few launches within this district.


There are 2 new launches in this district over the last 4 years, the Uptown at Farrer, A GLS land award to Low Keng Huat, and Mixed developments of 123 residential units with shops on the ground floor. The Development is Launched in 2018, and TOP is estimated in the 1st quarter of 2022.

LKH is being awarded the land in 2017 at the price of S$174.08 million, S$1,008psf PPR. Break-even price close to S$1,500psf.


Recent Transaction prices are in the range of S$1,619psf to S$1,968psf.



Another Development will be the low rise 6 storey mixed development with an attic comprising 14 commercial Strata units and 58 residential units, and addition & Alteration to 7 units of conserve shop


The latest selling prices for the residential units range from S$1,752psf to S$1,956psf.




Now, let's look at the land bids price by the Piccadilly Grand developers, S$445.9 Million, with the land size of 8,732.9 Square Meters (93,983.5sqft), the tender price come to S$1,129psf Per Plot Ratio. Taking into consideration 1,500sqm for the commercial space (Piccadilly Galleria), it can yield up to a maximum of 407 residential units. The estimated breakeven price will be somewhere around S$1,715psf.


Taking into the considerations of lack of supply in the new launch markets, Developers will most probably be looking at a profit margin of 30% or above for this new launch development. That works out to be S$2230psf, this will be the median price, so the estimated launching prices could be around the range of S$2,000psf to S$2,400psf.


To Summaries

Piccadilly Grand is a mixed development with commercial shops and a child care centre on the ground floor and 407 units of Residential units spread across 3 blocks of 23 stories high Rise Residential block. Full condominium communal facilities are located on the 3rd and 4th floor of the development and a 3 storey multi-level car park to service the residents.


1. A good medium sizes residential (407 units) with full condo facilities compared to the recent development which is less than 200 units.


2. Piccadilly Grand is located at the City fringe, next to a Farrer MRT station. Transportation is extremely convenient. Buses are available just a stone's throw away at Serangoon Road. 8-minute drive, you can hit onto the CTE or the ECP.


3. A mature Estate with abundant amenities, schools, a shopping mall (not inclusive of the commercial shops with the development), a Medical Centre etc…


4. There is still open land beside the development for residential development, this will not only assure the sustainability of the price for Piccadilly Grand but it could also be appreciated when the next GLS land is released for tender.


 

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About the Author


Peter Tan Choon Guan, The Real Estate Guy. Associate District Director and Project IC with Huttons Asia Pte Ltd.


Since 1995, he has been providing professional consulting services to clients in Singapore and beyond. From strategic planning to innovative solutions, his focus is always on building an efficient and results-driven relationship. He will work with you to create a customized plan of action for yourself or your organization.


Peter is an adventurous person, he is a basketball player since school times, representing schools and organizations in the National Tournament.

He is also active in track and field and participated in school events and national events.

Achieve a bronze medal for his Long Jump events and a silver medal in his 100M run.


Water sports is another area he is interested in, obtaining a few medals for his canoeing competition. Hiking and trekking are some of his favourite activities, He manages to conquer Mount Kinabalu in East Malaysia, Mount Tahan and Mount Ophir in East Malaysia.


He is enlisted into National Services as Naval personnel in 1984, a Section IC in his department during the 2 years of National Service. While in his Reservist period, with his leadership performance, he is being appointed as an Acting Platoon Sergeant.


P