Dec 2023 BTO: Unit Analysis for Ulu Pandan Vista at Queenstown

  • Dec 28, 2023

Situated just next to the Dover MRT station and a stone’s throw away to Ulu Pandan Park Connector, Ulu Pandan Vista offers the ideal combination of convenience and proximity to nature. In this article, we will explore the surrounding amenities and recommend the most desirable units to consider.

BTO

Ulu Pandan Vista

Location

Bounded by Commonwealth Ave West and the Ulu Pandan Park Connector

PLH model?

Yes

Total no. of units

890

Unit types

3- and 4-room

No. of blocks

3

How tall?

34 to 45 storeys

Estimated completion date

2Q 2029

Pricing

3-room: $430K - $541K
4-room: $598K - $763K

 

What’s around Ulu Pandan Vista

One of the best things about choosing Ulu Pandan Vista BTO is its convenient location right next to Dover MRT station on the North-South Line. Although it's not within easy walking distance to the nearest mall, Star Vista at Buona Vista station (which takes about 18 minutes on foot), it's just one MRT stop away.

Some stacks overlook the private housing cluster. 

There are, however, a couple of drawbacks that come with this convenience. Obviously, the increased traffic in the vicinity isn’t for those who are after a peaceful neighbourhood. Dover MRT doesn't see very high traffic for now, but it’s one that’s frequented by students in the nearby Singapore Polytechnic. With the increase in number of BTOs in the area (see upcoming BTOs Ulu Pandan Glades and Ulu Pandan Banks), traffic is likely going to go up as well.

Entrance into Singapore Polytechnic from Dover MRT. 

Plus, if your unit's facing the MRT tracks, you will have to deal with the noise generated by passing trains (see more details in the next section).

See how close the MRT tracks are to the
BTO located on the right. 

Based on the maps provided by HDB and URA, it seems that Dover Forest West adjacent to the BTO currently will eventually be developed into a residential area. It’s unfortunate to lose this vast green space, but there is the nearby Ulu Pandan Park Connector for a dose of nature. This park connector also conveniently connects you to the neighbouring estate Ghim Moh across from this BTO, enhancing the overall convenience in the area. On foot via this PCN, it takes you about 20 mins to get to the popular Ghim Moh Market and Food Centre. 

Using the park connector, it will also take you about a 15-min walk to reach the entrance of the Rail Corridor, the green passage that will take you along neighbourhoods like Kranji, Bukit Timah and Tanjung Pagar.

The green patch that is Dover West Forest is 
set to be turned into a nature park and 
potential residential area. 

With everything quite far away, the main amenities in the area then are the ones on site. There will be a two-storey commercial facility housing a supermarket, F&B outlets as well as other retail options. This will be the primary amenities for residents at Ulu Pandan Vista.

Alternatively, some of the food outlets and fast-food restaurants at Singapore Polytechnic across the road from the BTO are also open to the public.

In terms of primary schools, it seems only Henry Park Primary School is within a 1-km radius. Take note, parents with school-going children.

Which unit should you choose for Ulu Pandan Vista

3-room

For the 3-room stacks, only 439 and 441 aren’t facing the MRT tracks. They are most likely facing the cluster of high-rise condominiums on the other side of the canal. If you're interested in choosing these stacks, we suggest selecting a unit on a higher floor, preferably above the 25th storey, as it will offer better views. However, it's important to keep in mind that there is a possibility of being obstructed by residential buildings that may be constructed on the neighbouring plot. Unfortunately, we aren't fully certain on this at the moment.

What your view may look like. 

If you're considering the units (401, 403, 431, and 433) that face Commonwealth Avenue West and the MRT station, we recommend choosing a higher floor to minimise the noise. However, it's worth noting that these units provide great views as they overlook Singapore Polytechnic, which doesn't have very tall buildings.

4-room

Stacks 409, 411, 413, 415, 425, 443 and 445 are the best picks for unblocked views since they face the landed home cluster, which have a height restriction of 3 storeys so make sure you opt for a unit higher than the 3rd floor.

If you're looking to avoid the afternoon sun, Stack 425 could be the ideal choice. It's also great for privacy because it's located by itself at a corner. Just keep in mind that it's still in close proximity to the lift lobby.

Better stacks for privacy are stacks 405, 407, 413, 415, 427, 429, 435, and 437. Of these, the quieter stacks are 427 and 429, as they don’t face an area where people tend to gather.

When considering 4-room units, it's important to keep in mind that there are two different floor plans available. The main difference lies in the location of the bomb shelter, which also impacts the layout of the kitchen. So, think about whether you prefer a kitchen that offers more flexibility (go for type 2) or a living and dining room that provides more versatility (opt for type 1).

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