May 2019 BTO: Kempas Residences at Kallang/Whampoa Unit Analysis

Kempas Residences located in the Kallang, Whampoa area is a new BTO development launched in the last May 2019 BTO sales exercise. This article looks at which are the units to choose from if you managed to obtain a queue number. Looking for Garden Vale and Plantation Acres at Tengah or Champions Green at Woodlands instead? 

Overview

Highest floor	29 to 37
No. of blocks	4
No. of units	583
Flat types	2-, 3-, 4- room
Estimated completion	2Q2024 to 3Q2024
Pricing	$117,000 to $181,000 for 2-room
	$387,000 to $469,000 for 3-room
	$562,000 to $674,000 for 4-room

This linear-shaped development located along Serangoon Road is highly prized for its location. For one, it’s just next to Boon Keng MRT station (literally, a 2-min walk away from one of the station’s exits) along the North-East line. For another, it’s just minutes away from the city.

The plot for Kempas Residences. Taken during our site visit on June 2019

Kempas Residences sits amidst a cluster of public housing, and is next to BTO Bendeemer Light and DBSS City View @ Boon Keng (the latter made headlines in 2016 when a few units were sold at more than $1m). Just across from it is upcoming BTO Towner Crest, which we reviewed back in February 2019 during its launch. You will have to contend with pretty heavy traffic noise if you want to live in Kempas Residences. Serangoon Road is a very busy arterial road, and the BTO’s location is en route to the entrances of major expressways PIE and CTE. Here was the traffic situation on a weekday, during peak hours:

Traffic situation along Serangoon Road.

Otherwise, the location’s convenience and amenities are pretty spectacular. The nearest shopping mall is a 12-min walk away at City Square Mall and the nearest hawker centre at Bendemeer Market and Food Centre is just a 4-min walk away. Near the hawker centre is a cluster of eateries, bakeries and even a McDonald’s. The shophouses in the vicinity give the area much of its character and flavour. A lot of them are industrial shops, hostels or mom-and-pops, but there’s also a good variety of cafes and local eateries that will be a favourite with foodies. There is also access to plenty of medical care. Just opposite the BTO is Kwong Wai Shiu Hospital, which is the largest single-site nursing home in Singapore. It offers inpatient and outpatient services and also features day activity spaces as well as a traditional Chinese medical centre. By 2020, the hospital will be connected to the new Kallang Polyclinic.  

Factors to consider when choosing a unit

1. Traffic noise Traffic noise might be a big problem for you, especially if you work from home or are mostly at home the whole day. While most of the units will likely hear the traffic noise since they are located relatively close to Serangoon Road, these ones will bear less of the brunt since the main areas of the home don’t face the road directly.

1A: 1, 3, 9 1B: 11, 13, 19 2A: 21, 23, 29 2B: 31, 33, 39 There are ways to help buffer the noise. One of which is to install soundproof curtains over your windows. For walls that face the roads, you can install carpentry over them to help alleviate the noise. 2. Convenience to MRT Kempas Residences is a relatively long stretch of development. So if you prefer not to walk too long a distance to reach the entrance of the MRT (exit C), get a unit at blocks 2A and 2B.

3. Privacy A corner unit away from the rubbish chute and the lifts will enjoy more privacy.

1A: 1, 3 1B: 13, 19 2A: 21, 23 2B: 33, 39 Other factors to consider:

• In most housing estates, the pavilion is the centre of communal activities. You might want to avoid staying next to you if you’re bothered by the noise. In this instance, it will be for stacks 1 and 3, both of which are 2-room flexi units that are, in this case, only available to seniors on short-term leases.
• If you’re want relatively unblocked views, get a higher floor unit. For units facing the existing public housing, get a floor above 8 or 16, which are the number of storeys in the existing blocks. The Kwong Wai Shiu Hospital is roughly the same height as the 16-storey building. For units facing upcoming BTO Towner Crest across the road, you will most likely be facing the eating house, shops and carpark of the BTO, which aren't very tall structures, so there's a chance you will still enjoy relatively unblocked views.

All site maps are courtesy of HDB.