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My Review of Forett @ Bukit Timah (D21)

Updated: Jul 15




Forett is launching after the 25th July! This is the former Good Luck Gardens site. Forett at Bukit Timah is Freehold and located within minutes walk to Beauty World MRT (Downtown Line).


The land size of 360,130 sqft is now being redeveloped into Forett @ Bukit Timah. It is located along Toh Tuck Road, next to Signature Park.


According to this Business Times' article, Good Luck Garden's site was sold within six months from the first signing to the conclusion of the sale. In 2018, the enbloc fever was in full swing and this is the third largest site sold after Park West and Pearl Bank.


The site was not subjected to development charge due to the high development baseline and the land price per gross floor area works out to $1100 psf ppr (per plot ratio).


'Le Foret' is French for Forest and that was the designer's inspiration for the name Forett. The double 't' is a nod to its locale at Toh Tuck Road. As its name indicates, there is lots of lush greenery within the development as well as the surrounds.


For Bukit Timah Hill lovers, this development is located close to it and other amenities nearby such as Beauty World Shopping Centre, Bukit Timah Plaza and famous eateries.


Eateries. Plural. There's Bukit Timah Food Centre, Beauty World Food Centre, Cheong Chin Nam Road stretch of restaurants and the hip Lorong Kilat cafes.


Convenience. Location is about a 9-minute walk to Beauty World MRT Exit C (about 800 metres). Beauty World MRT is on the Downtown line 5. It is only 4 train stops to Botanic Gardens MRT and 5 stops to Stevens MRT, 6 stops to Newton, 9 stops to Bugis.


Forett is within 1km of Pei Hwa Presbyterian Primary School and 1-2km of Methodist Girls' School (Primary). NgeeAnn Polytechnic, National Junior College and Hwa Chong Institute are all located within a few minutes drive from Forett.


There are a total of 633 units. Forett is developed by Qingjian Perennial (Bukit Timah) Pte Ltd. This is a joint venture between Qingjian Realty (Changi) Investment Pte Ltd and Perennial Real Estate Holdings Limited.


Future Integrated Transport Hub

(Source: URA)


Forett is only 10 minutes walk away from the rejuvenated Beauty World precinct with new developments such as the Bukit Timah Integrated Transport Hub and Bukit Timah Community Building.


As of 2018, there are 9 integrated transport hubs (ITHs) across the island: Ang Mo Kio, Bedok, Boon Lay, Clementi, Joo Koon, Sengkang, Serangoon, Toa Payoh and Bukit Panjang. According to LTA, these ITHs are fully air-conditioned bus interchanges linked with the MRT and adjoining retail shops or shopping malls.


Nature Lovers at Forett


The Rail Corridor, Bukit Timah Nature Reserve and Bukit Batok Nature Park are all within reach of Forett.


The Rail Corridor is a 36 km continuous open space that was formerly used to transport goods and commuting between Singapore and the rest of the Malay Peninsula. The railway was returned to Singapore in 2011 and this presented an opportunity for communities throughout Singapore to come together to enjoy this space.


Bukit Timah Nature Reserve is a 163ha reserve where Singapore's highest hill, Bukit Timah Hill, is located. Bukit Timah Hill is 163m and is one of the few primary rainforests in the country. A lot of our native flora and fauna can be found here. You can also do hiking and mountain biking and is a perfect place to explore nature with the family.


Bukit Batok Nature Park is developed on an abandoned quarry site in 1988. It presents 10-storey stunning views and clear waters of the quarry.


Five Pools


When I did a review of Leedon Green, there was about 30,000 difference in square footage of land. There were 3 pools in Leedon Green, but Forett has five pools!


There is a 50m lap pool, with chill out sofa areas for the family to dip their leg in shallow waters. There are two 30m pools, kids pool and an infinity pool.


Facilities


There is a theatrette that can sit 9 people located at Upper Basement and Karaoke Room that is located at Basement to reduce noise disturbance.


There are also a few chill out lounges like the Teppanyanki Sky Lounge which has glass doors which connects the outdoors and indoors seamlessly. It is great for intimate parties.


There are also a few chill out lounge areas on the ground level facing the lawn and garden landscaping.


The tennis court is also located on the lower ground to avoid noise disturbance.


9 Storey in a low-level landed area


Forett has managed to get approval to build 9 storeys for some of their buildings. For their plot ratio, it was only supposed to be 5 storeys. This is one of the unique features of Forett as the surrounding areas are mostly landed properties.


Unique Dual Key layout and 4.6m Ceiling Height


For buyers buying multi-generation homes, Forett has a unique 3-bedroom dual key layout. For investors as well, you can live in the apartment and rent out the 1 bedroom studio.


For ground floor units, there is also the 4.6m ceiling height above the living and dining and bedrooms. For penthouse units, this 4.6m ceiling height is above the living and dining.


Capital Growth Potential


With the Integrated Transport Hub and rejuvenation of the Beauty World area, there is capital growth potential in purchasing Forett.


A dual-envelope tender site at Jalan Anak Bukit is also the last of the three remaining government land sales (GLS) programme for the first half of 2020. Supplies from GLS will be reduced due to the Covid-19 pandemic.


Another dual-envelope site that I shared earlier was One Holland Village Residences.


Rentability and Rental Yield


Forett is not very near the MRT and this may not be suitable entirely for investment. If you're thinking of buying for own stay and for investment, the dual key layout would be suitable. That being said, some tenants may not mind walking ten minutes to the MRT.


Nearby rentals for developments in Bukit Timah:


1 Br: $1950-$2400

2BR: $2600 - $3500


Comparing nearby developments


There are a few developments near to Forett. One of them is the Linq. It is a smaller site area about 45757 sqft. It has 120 residential and 53 commercial (majority F&B units). Linq is directly linked to Beauty World MRT Station.


The price for Linq is not released yet but the prices are foreseen to be higher than Forett. Both of these developments are freehold.


Another development near to Forett is Daintree Residences. It is 99 year-leasehold and has been selling very well. The prices for 1 BR is $930,720 for a 549 sqft (level 2 unit), this works out to $1,695 psf. 2 BR 710sqft is going for $1,141,740 ($1,608psf).


To date, 52.6% of the units have been sold. The two bedroom units are the most popular.


Conclusion


If you are looking at freehold developments in Bukit Timah, this may be the site suitable for you. Forett has full condominium facilities with not too many units so it would not be too crowded. The maintenance fees would not be too high either as it will be shared amongst many units.


The layouts given for one and two bedroom units are a little on the small side. The one bedroom is 474sqft and two bedroom is 570 sqft. For buyers with a small family, I feel you should consider a minimum of 3 bedrooms which is about 980 sqft.


Forett also has 5 bedroom layout at 1884 sqft for buyers with larger families. There is a master and junior master bedroom and it has fantastic views of the blossom garden for units at the lower floor and for higher floor units it has views of Bukit Timah Nature reserve. The 5 bedroom units have a private lift entrance as well for exclusivity.




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