Nov 2021 BTO: Analysis for Nanyang Opal at Jurong West

This Jurong West BTO is one for die-hard Westies. Launched in Nov 2021, Nanyang Opal is situated at a quiet nook on the fringes of a landed home enclave. We take a quick look around and check out some of the best stacks to pick.

BTO	Jurong West
Location	Bounded by Jurong West Street 92 and Jurong West Street 93
Total no. of units	221
Unit types	3- and 4-room units
No. of blocks	2
Highest storeys	14
Estimated completion date	4Q2025
Indicative pricing	$173K to $229K for 3-room $264K to $321K for 4-room
Public transportation	• Nearest MRT: Pioneer MRT (~15-min walk) on the East-West Line • Existing bus stop along Jurong West St 92 • Existing bus stop along Jurong West St 93
Surrounding amenities (within a 15-min walk)	• Neighbourhood centre located along Jurong West St 92 and Jurong West St 91 with a Prime supermarket • Jurong West ActiveSG Sports Centre • Pioneer Mall with a two-storey Giant supermarket • Jurong West Hawker Centre
Schools within 1-km (estimated)	• Jurong West Primary School • West Grove Primary School • Xingnan Primary School

Site Visit

Nanyang Opal is located at a relatively quiet nook behind a neighbourhood centre. Traffic is steady, but not overly busy. You are surrounded by several public housing nearby as well as a landed home enclave.

Site for Nanyang Opal sits between a Chinese temple (shown) and a nursing home.

It also sits adjacent to a landed housing enclave (left).

Jurong West St 93 isn't an overly busy road, but there's a steady flow of traffic.

This BTO is also sandwiched between a nursing home and a Chinese temple. We are not very sure how busy the temple gets during certain religious events, but based on Google reviews, it seems popular enough. You may want to take that into account when considering whether to go for a unit here. During our site visit, the area was relatively serene.

Amenities-wise, it’s not glitzy and glamorous for Nanyang Opal—no big malls around here. But with the neighbourhood centre located just behind, your daily necessities are within a very short walking distance. The neighbourhood centre comprises a variety of shops from clinics and pharmacies to bakeries and hair salons. There’s also a Prime supermarket and a couple of coffee shops in the area.

Take a 14-min walk and you get to reach Pioneer Mall, which features a large and popular two-storey Giant supermarket. The mall itself isn’t big though and its other attraction other than the supermarket is McDonalds on the first floor.

Pioneer MRT station is within walking distance. It will take you 15 mins, but it’s definitely manageable. The nearest bus stops along Jurong West Street 92 and 93 have buses that take you around Jurong West. They also reach neighbourhoods like Clementi and Boon Lay.

Unit Analysis for Nanyang Opal

3-room units

Layout:

• Stack 129 is the only stack that comes with a different layout than the other 3-room units. It has quite an awkward layout with some wasted space and a really small kitchen.

Stack 129's layout is the one on the right. It's the only 3-room stack with a different layout.

Stacks that are away from the afternoon sun:

• Stacks 131 and 133 are your best bet to get away from the afternoon sun.

Stacks for privacy:

• If you are looking for privacy and don’t want neighbours looking into your units as they walk by, opt for stack 125 and 129.
• Note: Units on the 8th floor on stacks 125 and 127 may have neighbours looking into your units from the roof garden on the multi-storey car park.

Stacks that won’t be affected by traffic noise:

• Stacks 131 and 133.
• Note: Stack 129 overlooks the open-air car park of the neighbourhood centre. Stacks 125 and 127 face the car park. If you are going for stacks 125 and 127, consider a higher floor unit above the 8th floor. Stacks 113 and 115 overlook Jurong West St 93. It isn’t a very busy street, but buses do pass through it so it can get quite noisy.

Stacks that won’t be affected by noise levels from high human activity zones like the fitness corners, playgrounds and pavilion:

• Stacks 113, 115, 131 and 133.

Image courtesy of HDB

Stacks with the best views:

• Stacks 113 and 115 that face the landed home enclave have relatively unblocked views, especially for higher floor units. The landed homes there have a maximum height restriction of 3 storeys.

The view over the landed home enclave.

Image courtesy of Google Maps

4-room units

Stacks that area away from the afternoon sun:

• Unfortunately, all the 4-room unit stacks will be affected by the afternoon sun. Stacks 117 and 119 will be somewhat less affected, since the sun rays will likely hit the walls rather than enter through the windows.

Stacks for privacy:

• Stacks 101, 103, 109, 117, 119 and 123 won’t have nosy neighbours looking through your home as they walk by the corridors.

Stacks that won’t be affected by traffic noise:

• Stacks 105 and 107.

Stacks that won’t be affected by noise levels from high human activity zones like the fitness corners, playgrounds and pavilion:

• Stacks 109, 111, 117, 119, 121 and 123.
• Note: Stacks 101 and 103 are facing the bus stop, which will face similar noise issues.

Stacks with the best views:

• Stacks 109, 111, 121 and 123 that face the landed home enclave have relatively unblocked views, especially for higher floor units. The landed homes there have a maximum height restriction of 3 storeys.