Sol Acres EC is the largest development in Choa Chu Kang, District 23, developed by MCL Land. This mega-sized project obtained its TOP in 2018 and has full-fledged facilities including a gymnasium, a tennis court and a 50-metre lap pool. Additionally, Sol Acres is conveniently located just 2 LRT stops away from Choa Chu Kang MRT. With plenty of upcoming key transformations to look forward to within this township, this makes Sol Acres a compelling option for investors or those looking to purchase a unit here for their own stay.
If you wish to discover more about Sol Acres EC, join us as we take a deep dive into the project details, location, site, price, and MOAT analysis.
*This article was written in August 2023 and does not reflect data and market conditions beyond.
Facilities
In terms of facilities, residents of Sol Acres enjoy full-fledged facilities including 3 Different Pools, a gymnasium overlooking the pool, table tennis court, Pavillion, a tennis court, multipurpose court and clubhouse. One unique feature is that residents can enjoy the function room at the clubhouse or the Gourmet Chef Terrace, where they can host their friends and family over for a party or a home cooked meal.
Location Analysis
Sol Acres is located along Choa Chu Kang Way and surrounded by Keat Hong HDB clusters that were built over the past decade, strategically placed between Keat Hong and Teck Whye LRT Stations. Exiting from the side gate, the development is a 3 minutes’ walk away from Keat Hong LRT Station, which is 2 stops away from Choa Chu Kang MRT Station sitting on the North South Line, and also 3 stops away to Bukit Panjang MRT Station that sits on the Downtown Line. If you walk towards Teck Whye LRT Station, it will take you 2 stops to reach Hillion Mall and that is where you will also find Junction 10 Mall as well.
There are plenty of amenities like McDonald’s, coffee shops, a 24-hour supermarket together with shophouses where one will find clinics, salon and laundromat options. The upcoming Tengah township is in extremely close proximity to us, which will cause a natural spillover effect given that in 5 to 10 years’ time, there will be a natural pool of HDB upgraders in addition to those coming from the Keat Hong HDB clusters. Sol Acres is bound to be a desirable choice to these upgraders given their location familiarity and the upcoming transformation that is happening with the completion of the Jurong Region Line by 2029 which will significantly enhance connectivity in the West.
As you can already tell, travelling around without a car will not be an issue given this project enjoys very high accessibility. However, for those who drive, every unit at Sol Acres has at least 1 carpark lot allocated (1,327 car park lots and 9 handicap lots), and drivers can easily head onto KJE via Choa Chu Kang Road in 5 to 10 minutes where they can access PIE which brings them to the CBD area.
Site Plan and Unit Distribution
The site of Sol Acres is a rather squarish layout which is split into three acreages with various facilities spread across each acreage, and each acreage containing one swimming pool for closer proximity for the units within each acreage. For buyers considering Sol Acres as your next home, the majority of the units are fronting towards the North-south direction which thoughtfully reduces the west sun exposure. However, it is worth noting that south-facing units have very minimal west sun streaming in so for those who are concerned about the afternoon sun, as there is a slight tilt of the land plot, this might make North facing units more appealing to this group of buyers. The developer has also taken into careful consideration to maximise landscaping so that internal-facing units can enjoy pool views and greenery as best as possible.
There are a total of 13 blocks in this project with predominantly three facings: The first facing, South of the development, is towards Keat Hong Link where you face existing HDB cluster Keat Hong Verge as well as future HDB cluster Keat Hong Grange further away that is anticipated to complete by end of 2026. The second facing, north of the development, faces Choa Chu Kang Way where Teck Whye Garden is visible. Units here also face the LRT tracks and as such will also experience closer proximity towards Keat Hong LRT Station but for buyers who have concerns about the noise, some sound from the LRT tracks and the road might be audible. However, since the LRT are electric and run on rubber wheels, most of the noise concerns would be from the passing traffic. Last but not there are units that face internally, enjoying various pool and greenery views within the development.
Sol Acres consists of 1-Bedroom to 5-Bedroom types to cater to various family needs.
Majority of the units comprise the 3 Bedroom type layouts (39%) and understandably so, as ECs tend to cater to growing families.
2 Bedroom type layouts form 14% of the unit mix, whilst 3 + Flexroom layouts, 2 + Study and 1 + Study layouts come in closely behind at 11%, 10% and 8 % of the unit mix respectively.
Price Analysis
Sol Acres has grown by a whopping 70% since it was launched in 2014. Given its Executive Condominium status, homeowners have had to comply with the 5-year minimum occupation period from its completion in 2018. As such, given multiple units have reached its MOP this year, this explains why there is a sharp spike in prices this year, with already 150 transactions taking place this year.
Looking at the surrounding 99-year leasehold projects, comparable developments within a 1km radius include Wandervale (TOP 2018) as well as Palm Gardens (TOP 2000).
Starting with Wandervale, it has 534 units and is the newest development in the Choa Chu Kang area. As the newest Executive Condominium that launched shortly after Sol Acres, it obtained its TOP in 2018. Evidently since its launch, it has recorded a growth rate of 73% and is currently transacting at an average PSF of $1,318.
As for Palm Gardens, being the oldest development in the area, it has recorded a relatively slower growth rate of 25%. Despite its poorer performance in the earlier years in which its average PSF had stagnated up till 2020, it has seen its performance pick up in the last 3 years, in tandem to the bullish run during Covid owing to its price disparity when compared to its newer counterparts, transacting at an average PSF of $996 this year.
MOAT Analysis
The MOAT Analysis, developed by PLB, offers a comprehensive approach in approximating a property’s value, considering a broad spectrum of influential factors. This approach entails conducting a detailed comparative analysis of the property against others, based on ten key dimensions, to provide an objective assessment of its attractiveness within the Singapore market. For a more in-depth understanding of our tools’ functionality, please refer to this article, which provides a thorough explanation of the MOAT Analysis.
Here are the ultimate MOAT scores for the developments we discussed earlier: Sol Acres (64%), Wandervale (68%), and Palm Gardens (62%). Although Sol Acres received a lower score compared to its counterpart, Wandervale, which launched a bit later, let us delve into Sol Acres’ strengths by examining the specific areas in which it has excelled.
According to the MOAT Analysis, Sol Acres has received top scores in several key areas, including Bala’s Curve Effect (5/5), District Disparity (4/5), Exit Audience (4/5), Quantum Effect (5/5), and Region Disparity (4/5).
Sol Acres’ impressive Bala’s Curve Effect score indicates that it possesses a healthy remaining lease of 90 years due to its relatively young age. District Disparity, which evaluates Sol Acres’ price per square foot (PSF) compared to the district’s benchmark PSF, demonstrates that Sol Acres offers a lower PSF than the median for developments in District 23. This suggests the potential for future appreciation in value. Exit Audience assesses the potential buyers for a specific project. Sol Acres benefits from being surrounded by HDB upgraders who may be interested in transitioning to a private property after meeting their Minimum Occupation Period (MOP). This indicates a potential increase in demand from this group of buyers and the potential for upward momentum in property prices. The Quantum Effect considers the overall property price and its affordability for buyers based on their current income levels. With Sol Acres initially purchased at a relatively low entry price ($787 PSF) due to its EC status, potential buyers will find asking prices more affordable. Lastly, Region Disparity compares Sol Acres to neighbouring properties within the same region. Sol Acres demonstrates a healthy disparity by having a PSF below the region’s median, which is a positive indicator. These factors collectively highlight the strengths of Sol Acres and its potential for future growth and attractiveness in the real estate market.
Floorplan Analysis
In this section, we will showcase our preferred option for each unit type offered at Sol Acres. Our goal is to provide you with valuable insights to help you select the ideal unit that aligns with your preferences and needs.
1-Bedroom
The Type A2 layout at Sol Acres deserves special attention. Spanning 570 sqft, it boasts an attractive and efficient dumbbell layout. Upon entering the unit, you’ll find the kitchen right at the entrance, the living area straight ahead, and the Master bedroom and bathroom to your left. On your right, you’ll discover the study room, which provides flexibility to use it as an additional bedroom or a study area. This layout is particularly well-suited for a young couple who may occasionally have guests staying over.
2-Bedroom
In the 2-Bedroom category, our preferred choice is the Type B2 layout, spanning 710 sqft. What sets this unit apart is the well-balanced foyer area, offering ample space without unnecessary elongation. This design choice ensures an efficient layout while keeping the overall quantum more affordable.
3-Bedroom
Among the 3-bedroom layouts, the 926 sqft Type C3 layout stands out due to its unique dumbbell configuration, made possible by its rectangular shape. This design offers several advantages, such as a landscape view from the balcony area. Bedroom 3 is located on the left side, separated from Bedroom 2 and the master bedroom, providing a degree of privacy between parents and children.
However, it’s worth noting that Bedroom 2 is situated on the right side, which may require the occupant to walk to the common bathroom, which could be somewhat inconvenient. Additionally, Bedroom 3 can only accommodate a single-sized bed, so if your family requires three full-sized bedrooms with queen-sized beds, other 3-bedroom layouts may be more suitable.
Although having both common rooms on the same side would have been preferable, this layout still offers overall efficiency.
Regarding the 3 + Flexroom layouts, they are similar, and we will not be highlighting any specific one. However, this layout could be well-suited for families with a live-in helper, as the WC is only accessible from the Flexroom, making it ideal as the helper’s room.
4-Bedroom
The D1 Layout, spanning 1163 sqft, has piqued our interest due to its efficient utilisation of the foyer area. Unlike the other 4-bedroom layouts, which feature an entrance balcony designed for cross-wind ventilation, this layout stands out for its exceptional efficiency while still offering a balcony in the living area.
Additionally, there is another 4+ Flexroom layout that could cater well to families with teenage children whilst also having a live-in helper. Alternatively, if there is no helper, this layout can serve as an excellent choice for families looking to have an additional entertainment or flex room.
5-Bedroom
Sol Acres offers just one 5-Bedroom layout, generously sized at 1378 sqft. These 5-Bedroom units are a rare find within the development, comprising only 2% of the unit mix, making them quite unique. This layout is particularly well-suited for families who desire the space to accommodate extended family members, making it an ideal choice for those with a multi-generational lifestyle.
Growth Potential
The future prospects for the Choa Chu Kang area in the west of Singapore are indeed promising. Notably, the upcoming Tengah township is set to be the first HDB town designed with smart technologies integrated right from the outset. This forward-thinking approach creates a pool of potential upgraders who may consider Sol Acres as their next home, given its appeal and amenities.
Furthermore, the anticipated completion of the Jurong Region Line by 2029 will significantly enhance connectivity in the region. This development will improve accessibility from Choa Chu Kang to key areas such as the Jurong Innovation District and Jurong Lake Gardens where there will be exciting business and employment opportunities. These factors are likely to attract more residents to the West, contributing to the area’s growth and desirability.
In Summary
Sol Acres EC is the only mega-sized development in Choa Chu Kang. Not only does it have unit types for everyone, it also boasts a comprehensive range of facilities and enjoys a strategic location, just a short 2 LRT stops away from Choa Chu Kang MRT station. Given the numerous forthcoming transformations in the region, Sol Acres emerges as an appealing choice for both investors and prospective residents seeking a property in this area.
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If you’re considering buying, selling, or renting a unit and are uncertain about its implications on your property journey and portfolio, please reach out to us here. We would be delighted to help with any market and financial assessments related to your property, or offer a second opinion.
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