William Tan Real Estate

5 Projects To Invest If You Are Looking For Below $1M Condo. (With Virtual Tour).

We all know that property prices generally increase over time. It used to be a lot easier to enter the private property with a budget below S$1million. Today it is getting tougher with new projects launching at prices higher then before – but,  that trend will continue in private property.

While can you find cheaper condos from the resale market , or in the further parts of Singapore, as an investor,  you want to be looking at properties with great upside potentials like  an accessible location, great amenities that will appeal to tenants (and future buyers), proximity to good schools, and if the project align with important government master plans in the area. 

Projects that checked all boxes will come at a price, and spotting a good project will give investors a better opportunity for capital gains and rental yields.  

Here are 5 projects that I have picked, most with good factors to justify the investment and importantly availability of smaller size investment units that will appeal to property investors. Each of these projects also comes with a VIRTUAL SHOWFLAT that allows you to take a ‘walk’ through the unit at the comfort of your home (during the Circuit Breaker).

If you are come across one that ls to your liking, give me a call at 93863406 or email williamtanpc@sri.sg to get the actual floor plan and pricing of available units.


#1: Kent Ridge Residence - For the Nature Lovers

  • 50 South Bouna Vista Road
  • District: 5
  • Tenure: 99 years
  • Estimate TOP: Dec 2024
  • Available Units below $1m
    • Limited 1 Bedder and 1 Bedder + Study Unit from $840k
  • Click to View Virtual Showflat : https://my.matterport.com/show/?m=1a93R37Jnfi

Kent Ridge Hill Residences is a residential development by Oxley Holdings,  located in Buona Vista, Western Region of the island. The plot of land is also at the edge of Kent Ridge Park and faces the sea. It offers the prospect of a new “nature and wellness” themed residential that is set in the lush greenery.

Why is it a good buy?


  • For drivers, Kent Ridge Hill Residences is approximately 15 minutes’ drive to Singapore biggest shopping district, Orchard Shopping Belt. For those working at the Central Business District (CBD), it will take about 15 minutes of driving to arrive at their offices. Kent Ridge Hill Residences is also just a short distance to the Ayer Rajah Expressway (AYE) which easily link to other expressways such as the Central Expressway (CTE), the Marina Coastal Expressway (MCE) and the East Coast Parkway (ECP).


  • In terms of shopping and dining amenities, residents of Kent Ridge Hill Residences can just head down to the Alexandra Retail Centre which is just 1 train station away. It has a varied mix of food and beverage, supermarket, lifestyle, services and retail tenants which offers future residents holistic shopping and dining experience without having to travel far away from their homes. An alternative option for future residents is to take a short drive down to Singapore’s largest mall, VivoCity, which is just next to the Harbourfront MRT Interchange Station. The 1,040,000 square feet retail space mall will definitely be able to fulfil future residents all their shopping, dining and leisure needs. Kent Ridge Hill Residences is also walking distance to Pasir Panjang Food Centre where many delicious and economical local food stalls are located.


  • Nearby are established schools like Nan Hua High School, Anglo-Chinese School (Independent), Fairfield Methodist School, Anglo-Chinese Junior College, Nan Hua Primary School, Singapore Institute of Management, and Singapore Polytechnic.

Master Plan

  • The planned relocation of the City Terminals and Pasir Panjang Terminal to Tuas by 2025 will free up 325 and 600 hectares of waterfront land respectively. This 1000 hectares of land, an area three times the size of Marina Bay, will be freed up and offers a huge potential and number of options for redevelopment under the Greater Southern Waterfront Master Plan.
  •  Kent Ridge Residence will be strategically situated near to the future Greater Southern Waterfront to withl plenty of upside potential

#2: Affinity @ Serangoon - For Great Amenities

  • 26 Serangoon North Avenue 1
  • District: 19
  • Tenure: 99 years
  • Estimate TOP: 2024

Affinity at Serangoon is where you get the best of both worlds. Affinity at Serangoon features two types of residential units: apartments and strata landed houses. The 99-year leasehold project by Oxley Holdings sits in the heart of laidback Serangoon, you are minutes away from charming spots like the shophouses along Kensington Park Road and hawker fare like Chomp Chomp. At the same time, you’ll be able to come home to a luxurious resort-esque residence that features posh facilities like a spa pavilion and floating gym.

Why is it a good buy?


  • Travelling around is made convenient with the Cross Island Line, North East Line and Circle Line in the vicinity. Serangoon MRT, Kovan MRT, and Lorong Chuan MRT are minutes away. It is also right next to a bus stop with services such as 156, 147, 116, 109, 76, 73 and 70. For drivers, commuting to work is easy as the Central Expressway (CTE) and Kallang Paya Lebar Expressway (KPE) just 4- to 8-minute drive away.


  • 88 facilities and five retail shops have been peppered throughout the development. The Floating Boardwalk and Firefly Path are perfect for quiet evening strolls, while the Games Room and Jamming Studio are for those looking to have a crazier night in.
  • Fitness junkies will have a wide array of choices, from the tennis court to the free-form swimming pool and air-conditioned floating gym. Feeling achey after the workout? Help yourself to the reflexology path, spa bed, steam room, and outdoor jacuzzi.
  • Working parents can drop off their kids at the Childcare Centre before work, and play a round of catch at the Kids Playground before settling in for the night. If you have guests over, book the gourmet BBQ pit to show off your grilling skills.
  • Other shopping facilities and amenities near Affinity at Serangoon include the NEX shopping mall. With 24-hour supermarkets and 10-hall cinema, you have everything you need in an 8-minute drive. There’s also Ang Mo Kio Hub and Hougang Mall!


  • From pre-school all the way to tertiary levels, some schools nearby include:
  • Rosyth Primary School – 950 meters (4 minutes drive)
  • Xinmin Primary School – 1.38 km (4 minutes drive)
  • Zhonghua Primary School – 620 meters (5 minutes drive)
  • CHIJ Our Lady of Good Counsel – 1.27 km (10 minutes drive)
  • St Gabriel’s Secondary School – 1.9 km (5 minutes drive)
  • Montfort Secondary School – 2.09 km (7 minutes drive)
  • Nanyang Junior College – 1.6 km (8 minutes drive)
  • Serangoon Junior College – 3.39 km (10 minutes drive)

#3 MayFair Modern - For Family Seeking Good Schools

  • 14 Rifle Range Road
  • District: 21
  • Tenure: 99 years
  • Estimate TOP: 2024
  • Available Units below $1m
    • Mayfair Modern 1bedroom (517sf) from $958K
  • Click to view Virtual Show Unit: https://tinyurl.com/uf8ns7f 


Inspired by the Georgian townhouses in London, Mayfair Gardens is an elegant condominium in the Bukit Timah enclave (District 21). Developed by the renowned Oxley Holdings, the development features four 5-storey blocks with a total of 215 units. Ranging from one to four bedrooms, it is perfect for singles, couples, and families. Set to TOP in 2024, the 99-year leasehold condominium boasts luxurious, city-fringe living; it comes with built-in smart technology and facilities such as a swimming pool, aqua gym, sky garden, and clubhouse.

Why is it a good buy?


  • Mayfair Gardens is a short ten-minute walk away from Bukit Timah Plaza, which caters to the daily needs of residents in the area. Apart from eateries, residents will also find many lifestyle options there, such as a gym, supermarket, clinic, and enrichment centre. Slightly further up is Bukit Timah Market & Food Centre, which houses many famed food outlets. Indulge in popular dishes such as the Peanut Butter Beef Burger, BBQ Chicken Wings, and Satay Bee Hoon.
  • There are also many reputable restaurants in the area. They include Marmalade Pantry (15-minute drive), Picotin (ten-minute drive), and Riders Cafe (ten-minute drive). Located at the Bukit Timah Saddle Club, Riders Cafe serves delicious contemporary comfort food in a relaxing space overlooking the saddle club. Head there for a weekend getaway from the Furthermore, Mayfair Gardens is located near Beauty World Plaza, Bukit Timah Shopping Centre, and The Grandstand, where residents can find plenty of retail options.
  • There are plenty of activities to do in the area. Surrounding the condominium are the Bukit Timah Nature Reserve and the MacRitchie Reservoir, where residents can take a stroll at.busy city life..


  • Mayfair Gardens is serviced by King Albert Park MRT station, a short five-minute walk away. Via the Downtown Line which connects at King Albert Park station, travelling to Raffles Place will take only 16 minutes. Furthermore, Orchard is only six stops away and takes just 12 minutes by train. Other nearby MRT stations include Beauty World station and Sixth Avenue station, a 13- and 25-minute walk respectively.
  • Located next to the Pan Island Expressway (PIE), residents are connected to all parts of Singapore. It is also situated near other major roads and expressways such as Bukit Timah Road, Dunearn Road, Clementi Road, and Ayer Rajah Expressway (AYE). Via Bukit Timah Road, driving to the Central Business District (CBD) will only take 17 minutes; Orchard Road is a ten-minute drive away.


  • Pre-Schools: Glory Kindergarten, Sherwood Kindergarten & Nursery School, Arise Kindergarten, Creative Thinkers, Chiltern House.
  • Primary Schools: Methodist Girls’ School (Primary), Pei Hwa Presbyterian Primary School, ACS Junior, Raffles Girls’ Primary School, Nanyang Primary School, Henry Park Primary School, Keming Primary School, Pei Tong Primary, Nan Hua Primary School.
  • Secondary Schools: Methodist Girls’ School, Nanyang Girls’ High School, Singapore Chinese Girls’ School, ACS (Barker Road), St. Margaret’s Secondary School, Fairfield Methodist Secondary School, Nan Hua High School.
  • Tertiary Institutions: Ngee Ann Polytechnic, Hwa Chong Institution, National Junior College, Singapore Institute of Management, Catholic Junior College, Eunoia Junior College, Anglo Chinese Junior College.
  • International Schools: Swiss School, Hollandse School, Nexus International School, Integrated International School, ISS International School, Middleton International School Upper Bukit Timah, Singapore Korean International School, Hwa Chong International School.

#4 Daintree Residences -For Upcoming Beauty World Transformation.

  • 11H Toh Tuck Road
  • District: 21
  • Tenure: 99 years
  • Estimate TOP: 2022
  • Available Units below $1m
    • 1BR (538sf) fr $916,900 ($1704psf)
    • 2BR (667sf) fr $1,094,750 ($1641psf)
  • Click to view Virtual Show Unit:  https://my.matterport.com/show/?m=HFJzASq44SW 

Daintree Residence is home to 327 apartments within the gleaming 5-storey blocks. Choose across 1 to 4 bedroom types with different unblocked, lush panoramic view of Bukit Timah hill. Selected units come with high floor-to-ceiling height of up to 4.3 metres (compared to the usual 2.8 metres) with great ventilation and endless possibilities for configuring your dream home. 

There are also private lifts to the apartments.

Why is it a good buy?


  • Daintree Residence is situated near Beauty World MRT Station, allowing you easy access to Singapore’s MRT network. Drivers will also find it a breeze to travel around Singapore with two busiest expressway, Pan Island Expressway and Bukit Timah Expressway. From this central position, exploring island’s many attractions is highly convenient.


  • Residents can also enjoy facilities such as a treetop walk, a Hammock Bay, as well as a 50m swimming pool. The treetop walk gives you access to all 12 towers, great for an after dinner evening walk. Other facilities include a tennis court, gymnasium as well as communal areas suitable for family and friends gatherings.


  • Daintree Residence is a short drive away to Hwa Chong Institution. Hwa Chong Institution is a top educational brand name in Singapore and comprises of Hwa Chong International School and Hwa Chong Junior College.
  • Bukit Timah Primary School and Pei Hwa Presbyterian Primary School Kindergarten.

#5 Jadescape - For Best of Facilities and Schools


Jadescape is a 99-years leasehold residential development by Qingjian Realty, one of the top 10 developers in Singapore. Situated among lush green spaces such as MacRitchie Reservoir and Bishan-Ang Mo Kio Park, JadeScape offers residents good scenery with the convenience of being centrally located. Designed by Architect Paul Noritaka Tange, residents of the JadeScape are lucky to have the development designed by this celebrated architect who was behind the Aquatics Center for 2020 Tokyo Olympics.

Why is it a good buy?


  • Just 5 minutes’ walk to Marymount MRT and within walking distance to the upcoming Upper Thomson MRT, JadeScape is easily accessible via 4 MRT Lines – the Circle Line, North South Line, Thomson East Coast Line and future Cross Island Line.
  • From Marymount MRT, you can get to Dhoby Gaut, Jurong East and Raffles Place within 8 stops. After the completion of the Thomson East Coast Line in 2020, residents can get to East Coast Park directly. This is perfect for those who love visiting Johor Bahru as Thomson East Coast Line will be connected to the Malaysian Rail.
  • Travelling to work areas in Orchard, Novena, Raffles Place, One North and Science Park area will be a breeze. For those who prefer not to walk, a bus interchange can be found close to JadeScape condo. It is also well connected to PIE, CTE and future North South Corridor.
  •  OUB Centre, UOB Plaza and Orchard Gateway, expect nothing less than a masterpiece for the new JadeScape condo.


  • JadeScape comes with many family-friendly facilities including a 50m lap pool, gym, tennis court, karaoke rooms, barbeque pits and clubhouse for hosting gatherings and parties. Nature lovers can enjoy the varied, lush greenery of the development such as the maze garden, forest trail, bio pond and butterfly garden trail. There are also many facilities offered at nearby country clubs such as Singapore Island Country Club and Serangoon Gardens Country Club.
  • Nestled in a mature estate, residents will not run out of shopping and dining options with many malls that are found in the vicinity – the Shunfu Mart, Thomson Plaza, Junction 8, AMK Hub and TPY Hub. Residents can do their grocery shopping at the Fairprice Finest or shop for electronics at the Challenger Store in Thomson Plaza, which is just a few minutes’ walk away.
  • JadeScape, being surrounded by HDB estates also means that there are many amenities such as coffee shop, hawker centre and market nearby. Be spoilt for food choices at the Shunfu Food Centre only 3 minutes’ walk away. It has a total of 30 stalls having local delights such as the Lai Heng Fried Kuay Teow and Leong Hainanese Chicken Rice. Café lovers would also be pleased by Upper Thomson Road’s cluster of vibrant cafes and eateries.


  • The JadeScape is good for families who want higher chances of enrolling their children in top primary schools such as Ai Tong Primary School and Catholic High School. The neighbourhood is also home to Raffles Institution, one of the most renowned education institutes in Singapore. For young families looking for childcare centres, there are at least 7 centres within 1km.

For detailed floor plans and available unit prices, give me a call at 93863406 or email williamtanpc@sri.sg for chat. 


William Tan, Property Advisor

If you are a property investor, or simply thinking about selling or buying a property. Feel free to contact me for a non-obligatory chat. I am happy to share different options to help you craft a strategy to meet your objectives. Email: williamtanpc@sri.sg ; Mobile: 65-93863406.