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HDB BTO: Fernvale Palms Review



 
Location

Fernvale Palms is a medium sized project (495 units) located along Sengkang West Way, across the Sungei Punggol and a short drive from the famous Jalan Kayu stretch of eateries. In terms of residential density, the area is still very much undeveloped, especially the northern front across the TPE. However, most of its infrastructure however is already in place. Surrounding it is mostly planned high-rise residential.



The location of Fernvale Palms


When we got to the site, we were greeted by lush greenery...so we couldn't do an accurate 360 degree view capture...

Transport
Fernvale LRT takes you to Sengkang MRT in 4 stops (5 stops clockwise). The nearest bus stop is a good walk away; however we are pretty sure a new bus stop will be built along Sengkang West Way as the area gets more developed.

The TPE (900m) is a very short drive away and connects you to either the SLE (Woodlands) or KPE (city). From our recent casual drives to the city, you will reach town in 20-30mins tops once you mount the KPE. The TPE also brings drivers quickly to Changi Airport.

Closest MRT/LRT
Sengkang MRT (2000m)
Fernvale LRT (315m)
Thanggam LRT (420m)
Layar LRT (400m)

Bus Service
Service 163M - 20 mins Sengkang MRT, 13 stops

Amenities

The project itself offers an eating house below block 433A, and a few shops under block 432A. Some amenities that are already up and running can be found 315m away at Fernvale Point (beside Fernvale LRT). It seems a sizable area there is reserved for a medium sized commercial building – perhaps a mini mall of some sort once the area is well populated enough.


We are not sure if the 2 lane Jalan Kayu stretch can take the traffic once most of the flats are up.
 
The Jalan Kayu stretch of eateries is just 600m away, beyond the petrol station (Esso) that is well frequented by residents in the area. Establishments include, Spizza, He Ji (Malaysian style wanton noodles. Editor: yum), Selegie Bean Curd, Jerry’s (Buffalo Wings) and of course a whole string of Prata shops that we are all so fond of.


Closest Malls
Compass Point Mall (2000m)
Fernvale Point (315m)


Schools nearby
Pei Hwa Secondary School (415m)
Fernvale Primary School (600m)

Design



Photo taken from the 25th floor of a HDB block south of Fernvale Palms. Site superimposed for rough illustration only. Click for a larger image.
 
Editor’s note: HDB did not include floor plans for individual units this time round, so all our recommendations in this section are based on "intelligent guesses".

While scouting the area, we noticed that the blocks directly south of Fernvale Palms are only 25 floors high. Although we cannot be sure, the 26th and 27th floor units of Fernvale Palms might have a small chance of peering over the nearby blocks despite having the same plot ratios.



A close up of the 25 floor HDB blocks south of Fernvale Palms. Fernvale Palms site in foreground left, Fernvale Residences (under construction) in foreground right.

Most of the units in Fernvale Palms maintain a good distance from nearby blocks facing them, however we felt that stacks 525 and 523 are a little too close for comfort.



Potential views of Fernvale Palms. Click for a larger image.
 
The stretch of land directly across Sengkang West Way seem to be reserved for more high-rise residential flats, thus stacks 511, 513 and 515 (diagonally positioned) might have a chance for unblocked views  in future as the land north-east of Fernvale Palms is designated for a school (which are usually low rise).



Based on estimates, units looking across the common green are about 80-100m from the existing HDB flats (stacks 537, 535 and 533). Units facing each other across the roof garden are about 60m from each other.


 
View wise
We love stacks: 511, 513 and 515
We also like: 501, 509, 521, 533, 535 and 537

Although there are no low-floor units facing the multi-storey car parks directly watch out for #02-539 – that unit is a little too close for comfort. According to the plans, renderings and images of the model we have seen, we are doubtful that the blocks are directly connected to the multi storey car park.

For our take on individual unit scoring, please refer to our downloadable guides prior and during the actual selection as limited time is given. Scoring of unit desirability is relevant within this BTO project only, please do not cross reference scores.

While we try our best to give the most accurate information, we cannot guarantee our materials are completely accurate and free from errors. Always double check with HDB representatives.

Unit scoring in terms of desirability. Click image on left to download Unit Scoring Chart in excel format.




 
Pricing
The 5rm units in Fernvale Palms are about 17% cheaper than units in Punggol Residences. 4rm units are about 10-12% cheaper than Punggol Spectra and about 21% cheaper than Punggol Residences. 3rm units are 6-12% cheaper than Punggol Spectra.

But when comparing it with Fernvale Crest just a few hundred meters away, prices seemed to have increased. The 3rm units can be up to 15% dearer while the 4rm units are up to 3% more expensive.

3rm units Indicative Price (96 units):
Internal size: 65sqm/699sqf*
Indicative price Min: $129,000 (~$1984psm/$184psf)
Indicative price Max: $163,000 (~$2507psm/$233psf)

4rm units Indicative Price (347 units):
Internal size: 93sqm/1001sqf*
Indicative price Min: $214,000 (~$2301psm/$213psf)
Indicative price Max: $262,000 (~$2817psm/$261psf)

5rm units Indicative Price (52 units):
Internal size: ~113sqm/1216sqf*
Indicative price Min: $282,000 (~$2495psm/$231psf)
Indicative price Max: $340,000 (~$3008psm/$279psf)

Rough price range of recently transacted resale HDB flats:
Punggol 4rm: $320,000 – $340,000
Sengkang 4rm: $306,000 – $356,000
Hougang 4rm: $259,000 - $380,000

*Internal Floor Area, based on smallest unit

Summary
Fernvale Palms has decent layouts and is cheaper than most projects recently launched. Its price is perhaps the most compelling reason to go for this project. Location wise, it isn’t exactly bad but leaves plenty to be desired especially if you do not drive.

Are you picking a flat in Fernvale Palms? Drop us your thoughts here.

Images: URA, HDB

Posted on 26-10-2009 04:39 | By Francis

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