My Manhattan: Review

So we paid My Manhattan in Simei a visit last weekend and here's what we think of this 99-year leasehold condo by CEL Developments.

Note that the blocks facing the road are removed.

Here's a recap of the condo:

Developer: CEL Development
District: 18
Tenure: 99-years leasehold
Expected TOP: End 2014
Site area: 126,939 sqft
Blocks: 6
Storeys: 12
Units: 301

Notable Facilities
6 storey high waterfall
Cantilever gym
Aqua seats and beds
Viewing deck

Unit Breakdown and Typical Sizes (Approximate)
Studio/ 1 BR (~441 sqft - 560 sqft)
2 BR (~861 sqft - 936 sqft)
3 BR (~1,076 sqft – 1,152 sqft)
4 BR (~1,313 sqft to 1,335 sqft)
3 BR Dual Key (~1,302 sqft)
4 BR Dual Key (~1,604 sqft)

This is the view if you were looking at My Manhattan from the East Point mall.

CEL Development beat back 17 other bidders in May 2010 to win the site.  The developers - the property arm of construction-giant Chip Eng Seng - won it with a top bid pf $152.69m or $523 psfppr! That of course is the reason for the high prices we've seen for this place.

The architecture is quite unique, with full glass windows (as opposed to the more common bay windows) in most of the bedrooms. Top floor units aren't penthouses though, they are more like apartment lofts with 3m high ceilings, much like those you see in New York (hence the name My Manhattan we think).

My Manhattan is pretty well designed architecturally, the grey, black and white facade making it  look like it belongs to the Newton/Holland area than one way out in Simei.

Location

Image: Onemap.sg

With the Eastpoint Mall and Simei MRT right next door, there's not much to fault location-wise. It's also very close by Changi Business Park and Singapore Expo. Not to mention Changi Airport! It's also in a mature estate, so shops and amenties are plentiful and closeby.

Now for the bad - there's the MRT track right next door. The noise should be mitigated by the high multi-storey carpark built to block out the noise from the trains. But it probably won't completely block out the electric whine of the trains braking or accelerating when they leave or arrive at the station (watch the video to hear the noise of the trains).

The high multi-storey carpark should block out some noise. The train tracks are in the foreground, running parallel to the trees.

Then there's the close proximity to East Point Mall and the neighbouring Blk 253 - only a four lane road (which gets busy during rush hour) separates the condo from these two structures. The good thing is that the carpark will be facing directly at East Point, so the only kaypoh neighbours you have to deal with are the ones from Blk 253.

And let's not forget Changkat Changi Primary and Secondary schools just next door - those who live next to a school can testify to the amount of noise kids can make nowadays.

If you're not sure, take a look again at the video above.

Site Layout

Image: Onemap.sg

Note how close the blocks are to each other, the developers really squeezed everyone in. Which such large windows, it's a voyeur's wet dream! 

The studio units are placed facing the HDB and mall while the bigger 4 bedders face the south (to the landed property). 

Interestingly there are dual-key units which could be worth a look.

Best Units

The only unblocked views are the ones facing south-east. So obviously one should aim for units in those stacks 5-floors and above (as My Manhattan is sitting downslope). Those close to the train tracks will get the noise but need not walk to far to get to their parked cars, so it's a fair trade-off. 

Units in 17 and 18 do get the benefit having direct lift access to the carparks as well as the gyms and function rooms.

See the Site Recce for My Manhattan for clearer understanding.

Prices
A 5th floor 883 sqft 2BR unit in stack 16 was going for $1,149 psf. While a larger 1,076 sqft 8th floor 3BR in stack 11 (facing landed homes) was going for $1,224 psf.

Caveats for neighbouring condo Tropical Spring (99 yr, 2002) saw a single unit sold in January for $1.17 million, or $848 psf. Modena right next door had 5 units transacting at $766.80psf in December. Double Bay Residences (99 yr, 2013) saw an average of $878 psf, or $936,000.

Not all units have been sold out, so quickly pop-by the showflat or call your agent.

[ this article is published in H88 ]