The Viridian (Review)

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Project Name:   The Viridian
Tenure:   Freehold
Location:   6 Jalan Ampas
District:   12
Site Area:   27,839sqft
TOP (estimated):   2Q 2014
Total Units:   108
No. of Blocks/Storey:   1 Block of 23-Storey
Car Park Lots:   Multi-storey parking with 108 lots + some visitors & handicapped lots
Developer:   Orion-One Residential Pte Ltd

The wife and I were at the sales gallery of The Viridian over the weekend. This is located at the actual project site along Jalan Ampas, off Balestier Road.


The Viridian is the first foray by Global Orion Properties into the Singapore residential arena. The project consists of 108 apartments located within a 23-storey block, and is designed by renowned local architectural firm Ong & Ong.

The Viridian takes its name from the Latin viridis, which means “green”. Thus one can expect a fair amount of greenery within the project.


The Viridian offers mostly 1 and 2-bedders, which come in standard and loft variants:
• 1-Bedroom (Type A1):   506sqft (22 units)
• 1+Study (Type A2):   527sqft (44 units)
• 1+Study Loft (Type B1/B2):   883/1249sqft (16 units)
• 2+Study (Type C):   893sqft (22 units)
• 3-Bedroom (Type D):   1033sqft (2 units)
• 3-Bedroom Penthouses (PH):   3326sqft (2 units)


Apartment units start from 7th storey onwards, as the 1st – 5th floors are multi-storey parking. The standard “1 lot per apartment” applies, so buyers with more than one vehicle will have to keep their fingers crossed on some of their neighbours not owning cars or take their chances with roadside parking along Jalan Ampas.

The facilities are all located at the “sky terrace” on the 6th floor. For a small development, the offering is actually quite generous - you get a putting green and reading area in addition to the standard features. However, the 25m lap-pool is only about 5m wide, so beware of “oncoming traffic” while doing laps.


There are two showflats in the sales gallery:
• 527sqft, 1+study apartment (Type A2)
• 883sqft, 1+study loft unit (Type B1)

Both unit types exhibit quite a few similarities, so we shall concentrate on the Loft as it is the more interesting of the two.

As you enter the apartment, the kitchen (kitchenette rather) lines the walkway into the living area. This seems to be a common feature for most "small" apartment these days, as it optimizes space usage. The kitchenette comes with "Bosch" hob/hood/oven/fridge and nice looking set of top/bottom kitchen cabinet.

There is not much of a dining area to speak of, so one needs to be creative on how to fit a dining table into the apartment. One option is shown in the showflat, but this will only sit two. Another option is available, which we will elaborate in due course. 
 

The living area is square-shaped and feels quite spacious despite the smallish space. This is probably because of the "double volume" ceiling (about 6m versus the typical 2.9m for a typical unit). You also get 60cm x 60cm marble flooring for the whole walkway/living/dining area.

The balcony is rectangular-shaped and huge in relation to the living/dining area, which allows for the option of using this space as an external (larger) dining area if so desired. You can easily fit a long table that sits 4 - 6 people here.


The "Study" is located behind the living area, next to the staircase that leads up to the loft. The tiny area seems like an afterthought - it is fully enclosed with no window so forget about natural lighting or ventilation.


Across from the Study is a recess area for housing your washing machine/dryer (all the necessary piping and water inert/outlet are provided). If you can make do without a Study, that area is actually more suited for doing your ironing. And if you are one of those that prefers to "air dry" your laundry, the only place you can do that is probably at the balcony.

A "powder room" is located next to the Study. This is only available in the Loft unit, as the typical 1+study apartment has only one toilet (i.e. the master bathroom). The wife and I always like the idea of a separate toilet for guests rather than have them use the master bathroom, which is private and should remain so.

The master bedroom is located on the loft level and is huge. You can easily fit a King bed in here and still have enough space for a writing desk (against the glass partition overlooking the living area below, maybe?). The area is probably more condusive to study in compared to the "Study" below, given that it is bright and airy.


The loft area is decked with nice timber-strip floors and the wardrobe provided is of pretty good quality.

The master bathroom is quite good size and comes with ample storage cabinet (behind the vanity mirror and below the vanity top). The standing shower stall is fitted with both wall-mounted and "rain" showers, which is a nice touch. However, you only get homogenous-tile floors/walls (instead of marble), which is a tad disappointing.
 

Price wise, here is what you can expect to pay:

• 506sqft, 1-bedder on the 7th floor:   $785,000  or $1551psf
• 527sqft, 1+study on the 7th floor:   $817,000  or $1550psf
• 883sqft, 1+study loft on the 18th floor:   $1,250,000  or $1416psf

We were told that all unit types are still available, since the project has only started its preview on June 1st.

What we like:
• The external design and look of The Viridian is quite appealing. It vaguely resembles The MarQ – a luxury project located along Paterson Road.

• The quality of furnishing and fittings are quite exceptional, even down to the type of light switches that are provided. The standard is definitely higher than Okio – the other new project in Balestier that we have recently seen.

• Amenities are conveniently located within short walking distances, whether be it for food or shopping. Also easy access to PIE, CTE and ECP.

• Two primary schools within 1-km of The Viridian – Balestier Hills & Hong Wen Primary (both co-ed). However, this may be scarce consolation as the project is not exactly targeting families.

What we dislike:
• Location – This is the biggest issue we have with The Viridian. The project is located in a semi-industrial part of Balestier - the rear and one side of the project face some old warehouses and industrial buildings, while the front faces another high-rise condo (Ampas Apartment). Thus the view from lower-floor units may not be all too appealing, especially if the surrounding remains status quo in the next few years.

Our Verdict: The developer is definitely out to impress with The Viridian - their maiden residential project in Singapore. And the wife and I definitely prefer The Viridian over Okio in terms of quality and facility offering. The project should appeal to the single and DINK buyers, although the actual site may put some people off. However, buyers can probably be assured that The Viridian will stand out as the rose among the “thorns” that surround the project.

We also feel that the $1500psf average price tag is rather high for a project in Balestier. This is despite The Viridian’s freehold status and especially given its “less than ideal” location. However, this seems to be the curent asking price for new projects in this area and as long as there are takers, who are we to complain…!?

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