*This article was written in August 2024 and does not reflect data and market conditions beyond.
Wandervale is a 99-year leasehold Executive Condominium that was completed in 2018. This development was developed by Sim Lian Pte Ltd, a highly respected property developer in Singapore with a vast and impressive portfolio of residential projects. Wandervale consists of nine residential blocks, collectively housing a total of 534 units. The development is uniquely characterised by its spacious three and four-bedroom units, which are thoughtfully designed to cater to families and individuals who seek generous living spaces within a well-conceived community. The attention to detail and commitment to quality by Sim Lian Pte Ltd ensures that Wandervale stands out as a premier residential choice for those desiring both comfort and convenience.
Project Details
Location Analysis
Wandervale enjoys a strategic and convenient location along Choa Chu Kang Drive, with its entrance easily accessible via a slip road from Choa Chu Kang Avenue 3. This advantageous position offers residents excellent connectivity and ease of access to public transportation. The development is an 8-minute walk from Choa Chu Kang MRT station, making commuting a breeze for those who rely on the MRT for their daily travels.
This prime location places residents near several key amenities, including Lot One Shoppers’ Mall, Choa Chu Kang Centre, and the bus interchange. Additionally, Teck Whye Shopping Centre, Keat Hong Shopping Centre, and Lot One Shoppers’ Mall are all within close proximity, providing ample retail, dining, and entertainment options.
Wandervale is also less than a 5-minute drive from the Kranji Expressway( KJE), offering seamless connectivity to all parts of Singapore. For those who prefer public transportation, direct buses provide easy access to the town. Nature enthusiasts will appreciate the nearby Choa Chu Kang Park and Villa Verde Park, both of which feature children’s playgrounds and fitness areas.
Families with young children will find educational options within reach, including South View Primary School and Teck Whye Primary School, both located within 1KM. Additionally, Chua Chu Kang Primary School and West View Primary School are within a 2KM radius.
For sports enthusiasts, the Choa Chu Kang Sports and Recreation Centre is just a 5-minute drive away, offering a variety of athletic facilities. Additionally, SAFRA Choa Chu Kang provides further recreational opportunities for residents.
Site Plan and Unit Distribution
Wandervale comprises a mix of 3-Bedroom and 4-Bedroom units, totaling 534 units distributed across nine blocks. These blocks range from 13 to 17 stories in height. Each block has four stacks, offering various views to cater to different preferences.
The blocks are arranged in a north-south orientation, and are positioned at a certain distance from each other. This specific arrangement facilitates effective cross ventilation throughout the units.
The majority of units have an internal orientation, providing a scenic outlook over the development’s facilities. Units in stacks 27, 28, 31, 32, 35, and 36 face outward towards Choa Chu Kang Drive, offering an external view of the development. Conversely, units in stacks 1, 2, 5, 6, 9, and 10 are facing the back of the development, providing views of some facilities.
Wandervale offers a wide range of condominium facilities to cater to residents’ diverse needs and preferences. These facilities are divided into two main sections:
On the ground floor, there are four distinct pools: a Lap Pool, an Onsen Spa Pool, a Wellness Spa Pool, and a Gym Pool. Additionally, this level features BBQ pavilions and a Fitness Terrace, providing spaces for socialising and exercising.
The mezzanine level, located towards the back of the development, is designed primarily for children. This area includes a Kids’ Water Play Area, a Wading Pool, a Playland, a Kids’ Climbing Wall, as well as a Gym and a Tennis Court.
Additionally, there is a convenient side gate providing direct access to Choa Chu Kang Drive. From there, residents can easily walk to the MRT station and Lot One Shoppers’ Mall, both of which are approximately an eight-minute walk away.
Price Analysis
Wandervale received its TOP in 2018. After completing the mandatory 5-year MOP, units in the development became available on the resale market in March 2023. Since then, there have been a total of 88 resale transactions. It is notable that the volume of transactions increased significantly once the units reached their MOP. At the beginning of the resale period, the PSF was $1,315. This has risen to $1,442 PSF at the time of writing, indicating a healthy appreciation in value. This trend reflects a strong demand and positive market reception for Wandervale units in the resale market.
Now, let’s explore the pricing comparisons between Wandervale and other nearby developments. We will compare The Rainforest, which is located right next to Wandervale and consists of 466 units that were completed in 2015. Mi Casa, a development comprising 457 units that reached completion in 2013. Lastly, we will look into Sol Acres, a large-scale development in Choa Chu Kang with 1,327 units, which similarly obtained its TOP in 2018.
As of July 2024, Wandervale and Sol Acres exhibit the highest average PSF at $1,442 and $1,443 respectively. The Rainforest follows closely with a PSF of $1,404, while Mi Casa has the lowest PSF at $1,289. The data shows that despite variations over time, Wandervale and Sol Acres consistently maintain higher PSFs, this can be attributed to the fact that both of these developments are the newest in Choa Chu Kang. Mi Casa, being an older development, reflects a lower PSF, which aligns with its initial lower launch prices.
MOAT Analysis
PLB’s MOAT Analysis looks at the value and potential of a property from a holistic approach. We take properties with similar attributes (district, region, tenure) and compare them over 10 different aspects that might affect its value. We then take a balanced approach and evaluate whether a property might be appealing to the mass market in Singapore. You can read more about our MOAT Analysis for an in-depth explanation on our tool.
Wandervale boasts an impressive MOAT score of 70%.
This high score can be attributed to four key factors: the Volume effect, Exit Audience, Quantum effect, and Bala’s Curve effect.
Volume Effect scores a perfect 5 out of 5. Wandervale reached its Minimum Occupation Period in 2023. This milestone is significant because developments that have just obtained MOP typically see a surge in transactions. Many of the original owners, having fulfilled the mandatory occupancy period, often look to upgrade their property portfolio. This trend leads to an increased volume of transactions.
Exit Audience scores a perfect 5 out of 5 as well. This high score is largely due to its location as Choa Chu Kang has a substantial number of HDB residential clusters. Many residents of these HDB flats often seek to upgrade their living arrangements, preferring to stay within the same locality due to familiarity and convenience. Consequently, these HDB owners form a significant pool of potential buyers for Wandervale, as they are likely to consider moving into a condominium within the same area.
Wandervale scores a commendable 4 out of 5 in The Quantum Effect. This high score indicates that Wandervale remains a relatively affordable option. Wandervale’s competitive pricing makes it accessible to a larger demographic, which in turn drives demand and ensures a steady flow of potential buyers.
Finally, the Bala’s Curve effect for Wandervale scores 4 out of 5 as well. This high score reflects its relatively young age of just 6 years. Properties within their initial years tend to hold higher value and show strong appreciation potential, and Wandervale benefits from being in this prime period as a newer development.
However, Wandervale has a relatively low score in Rental Demand, scoring just 1 out of 5. This low score can be attributed to the development only reaching its Minimum Occupation Period (MOP) in 2023. During the MOP, owners are not permitted to rent out their entire units, which significantly limits the number of rental transactions. As a result, the majority of the units in Wandervale are owner-occupied, leading to lower rental activity and demand. This restriction during the MOP period is the primary reason behind the development’s low rental demand score.
Floor Plans
3-Bedroom Type
The 3-bedroom layout, spanning 958 sqft, is thoughtfully distributed across eight different stacks within the development.
Upon entering the unit through the main door, you are greeted by the dedicated dining area situated directly in front. Adjacent to this space is an enclosable kitchen, which offers both functionality and privacy for cooking. At the rear of the kitchen, you’ll find a convenient yard area, ideal for laundry and additional storage needs.
The living area is in a regular layout, making it easy for furniture placement that maximises the space and comfort. This area seamlessly connects to a spacious balcony. Both common bedrooms, along with the master bedroom, are generously sized, ensuring ample space.
3-Bedroom Premium Type
The 3-Bedroom Premium units at Wandervale offer three distinct layouts to cater to different preferences. Layout B1, measuring 1,087sqft, is available in four stacks. Layout B2, slightly larger at 1,098sqft, is the most common option and is available in twelve stacks. Layout B3, the largest at 1,130sqft, is spread across six stacks.
The primary difference between these three layouts lies in the size and arrangement of the utility room. Layout B1 features a landscape layout for the utility room, unlike the other two layouts. Additionally, Layout B3 boasts an extended balcony that spans from the living room to Bedroom 3, providing a seamless indoor-outdoor living experience.
4-Bedroom
The 4-bedroom units at Wandervale are the most spacious options available, boasting an expansive layout of 1,249 square feet. These units are spread across five stacks, making them particularly rare and highly sought after.
As you enter through the main door, one of the standout features of this layout is the absence of a foyer, which optimises the use of space. Immediately upon entering, you are greeted by the dining area and a dry kitchen. Adjacent to this is the wet kitchen, which includes a service yard, utility area, and a WC. Both the living and dining areas are generously sized, providing ample space for entertaining.
Moving into the bedroom area, you’ll find that Bedrooms 2 and 3 are of a similar size, while Bedroom 4 is slightly smaller. The three bedrooms share the common bathroom. The master bedroom is elongated, offering plenty of space, and it includes an en-suite master bathroom.
Future Growth Potential
The Jurong Region Line, set to commence operations in 2027, is a highly anticipated enhancement to Singapore’s extensive public transportation network. This new line is poised to significantly improve connectivity in the western part of the city, featuring 24 new stations spread across a 24-kilometre stretch. It will seamlessly link key areas such as Choa Chu Kang, Tengah New Town, Boon Lay, and Jurong East. By enhancing accessibility, the Jurong Region Line will facilitate more efficient commutes and create greater opportunities for both residents and businesses in the vicinity. Its introduction is expected to greatly increase the convenience and attractiveness of living and working in these rapidly developing regions, further integrating them into Singapore’s comprehensive transit system. The new line will play a crucial role in supporting the growth and development of these areas, making them more appealing destinations within the city.
Another forthcoming development is the Jurong Lake District, which is set to become Singapore’s largest business district outside the city centre. This district will seamlessly integrate commercial, residential, and recreational spaces within a vibrant, green environment. Spanning a considerable area, it is projected to create approximately 100,000 new jobs and 20,000 new homes by 2040-2050, nurturing a dynamic community ideal for both living and working.
A notable highlight of the district is the creation of the 90-hectare Jurong Lake Gardens, destined to be Singapore’s new national garden. This expansive green space will merge the Lakeside Garden, Chinese Garden, and Japanese Garden into a lush, cohesive environment. Additionally, the new Science Centre, designed by the acclaimed Zaha Hadid Architects, is scheduled to open in 2027, further enhancing the district’s appeal as an educational and tourist destination.
In Summary
Wandervale is one of the newest residential developments conveniently located near Choa Chu Kang MRT station. This development exclusively features 3 and 4 bedroom units, each offering a spacious and well-thought-out layout, making them particularly suitable for family living.
Residents of Wandervale can take advantage of an extensive array of facilities that have been thoughtfully designed to meet a wide range of needs and lifestyles. These amenities contribute to making Wandervale an ideal choice for families seeking a comfortable and accommodating living environment.
Furthermore, when evaluated using the MOAT analysis framework, Wandervale has achieved high scores across various criteria. This makes it a highly attractive option for potential buyers who are exploring the market for a new home.
Let’s get in touch
If you’re interested in any of the units Wandervale offer, or are looking for guidance on your property journey, do reach out to us here. Our dedicated real estate consultants are eager to serve you. Thank you for reading and following PLB. Stay tuned as we bring you more in-depth reviews of condo developments around Singapore.
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