Baywind Residences Showflat Review

Baywind Residences Location Review

Baywind Residences is located in Telok Kurau, a peaceful neighbourhood that's populated with mostly low-rise boutique condominiums and landed properties. This is a plus point for families who prefer to bring up their children in a quiet area. Telok Kurau is also bordered by other exciting neighbourhoods like Marine Parade, Joo Chiat, Katong, Siglap and Kembangan so there are plenty of amenities and F&B options nearby.

Driving

From Baywind Residences, it's a 16-minute drive to the Central Business District (CBD) and a 17-minute drive to Changi Airport during off-peak hours. During morning and evening peak hours, you can expect to add 20 minutes to your journey to the city centre.

The nearest expressways to Baywind Residences are East Coast Parkway (ECP) and the Pan-Island Expressway (PIE). It takes 5 and 7 minutes respectively to drive to both expressways.

Baywind Residences is also within a 6-minute drive to major roads in the area like Still Road, East Coast Road, Marine Parade Road and Changi Road.

Street view of Lorong N Telok Kurau on Google Maps

Baywind Residences' entrance is located along Lorong N Telok Kurau which is a quiet road and a cul-de-sac, which means that it's less likely to be congested.

There are 24 parking lots + 1 handicap lot for drivers. Not all boutique condominiums are able to provide a 1:1 ratio of units to parking lots, so it's a bonus that Baywind Residences is able to do so.

Public Transport

The nearest MRT station to Baywind Residences is Marine Terrace MRT station, which is a 7-minute walk away. Marine Terrace station is on the Thomson-East Coast Line (TEL) and will be completed in 2024. Residents will be able to take the TEL to get to Gardens by the Bay, the Central Business District (CBD) and Orchard.

The nearest bus stop is a 2-minute walk away along East Coast Road. Residents can take buses 10, 12, 14 and 32 to get to places like Bugis, City Hall, the CBD and Orchard.

Amenities

For F&B options near Baywind Residences, residents can take a 7-minute walk to the eateries along East Coast Road. Some of the options here are Comida Mexicana, Al Forno, Alsalam Restaurant, Penny University, Beach Road Prawn Noodle House and Geylang Lor 29 Hokkien Mee.

It's also about a 10-20 minute walk to the F&B options at Siglap. These include places like Dutch Colony Coffee Co., Craftsmen Specialty Coffee, Five Oars Coffee Roasters, Next Door Spanish Cafe and more. For more food options, you can also drive for 5-10 minutes to the cafes and restaurants at Joo Chiat and Katong.

Street View of 50A Marine Terrace Market on Google Maps

For grocery shopping, there are several supermarkets nearby - Giant Express Marine Terrace 56, Giant Super 55 Siglap Road, Cold Storage at Siglap V and FairPrice Siglap New Market. If you're looking for a wet market and hawker centre, the nearest is the 50A Marine Terrace Market, which is a 6-minute drive away.

Several malls are also in the vicinity if you need some retail therapy. These include i12 Katong, Parkway Parade and Siglap Centre.

Schools

Families are the main target demographic of Baywind Residences due to its unit mix and layouts. The great news is that there are many reputable schools in the vicinity. If you're participating in the primary schools balloting exercise, CHIJ (Katong) Primary, Tao Nan School, Ngee Ann Primary and St. Stephen's School are within a 1km radius. Opera Estate Primary School, Haig Girls' School and Tanjong Katong Primary School are within a 2km radius.

Image source: Google Maps

Other secondary schools and junior colleges nearby include St. Patrick's School, CHIJ Katong Convent, Victoria School and Victoria Junior College.

If you're enrolling your children into an international school, the Global Indian International School East Coast Campus and Canadian International School are within a short driving distance away.

Nature Spots

It takes 15 minutes to walk from Baywind Residences to East Coast Park and 6 minutes to cycle there. You can make your way to East Coast Park through the Siglap Park Connector. From East Coast Park, you can conveniently cycle to Bay East Garden, Marina Barrage and Gardens by the Bay.

If you're looking for a nearer park to walk your dog or just enjoy a leisurely stroll, the Telok Kurau Park is an 8-minute walk away.

Baywind Residences Showflat Experience

Baywind Residences' showflat is located at #02-28 of Leisure Park Kallang, which is about a 15-min drive from its actual site. Like many new launches in the East Coast/Katong area, the showflat location is a distance away from its actual site and this might be due to space constraints.

It might be a little unconventional to have a showflat in a mall but it was a refreshing experience for us. For a boutique project with only one showroom unit, we felt that it was displayed perfectly nonetheless.

The good news is that there are ample parking spaces at Leisure Park Kallang and it's in a pretty central location too.

The name, Baywind Residences was inspired by the original owners of the houses which once stood at the site of the project. They had grown up there and the shoreline used to be nearer, where St. Patrick's School is. The owners used to go to the beach frequently to enjoy the sea breeze.

The Telok Kurau area also used to be a Malay village. The word Telok Kurau means "mango fish bay".

Artist's impression of the pool at Baywind Residences

Hence, Baywind Residences was designed to replicate an exclusive resort and retain the laid-back vibes of living by the seaside.

This is reflected in the earthy tones and natural materials used that enhance the "bayfront" living experience. Even though it is no longer located by the sea, the developers want residents to feel like they are enjoying the sea breeze from the comfort of their own homes.

The architecture of Baywind Residences also draws inspiration from nearby shophouses. The vertical lines on the facade of the development are reminiscent of the surrounding shopfronts and pay homage to the heritage of the area.

Baywind Residences started its showflat previews on 14 May 2022 and the project launched on 20 May 2022. Currently, only the C1 unit types (3+1 Bedroom) are sold out. The rest of the 3+1 Bedroom and 4+1 Bedroom units are still up for sale. As there are no small units (2-bedroom and below) in Baywind Residences, it's perfect for families and owner-occupiers.

Unit Layout at Baywind Residences

Baywind Residences Showflat: 3+1 Bedroom (Type A1)

Total no. of units (3+1 Bedrooms):

• 16

Who is it suited for?

• Families with two or three children
• Families with older children
• Those who like to entertain guests at home

3+1 Bedroom (Type A1) Floor Plan

• The showflat unit is 969 sq ft, the smallest of the 3+1 Bedroom units.
• The other 3+1 Bedroom units are 1055 and 1066 sq ft.

Common areas of 3+1 Bedroom unit

Dining and living areas

• The combined space of the living and dining areas is 263 sq ft (24.4 sqm), which is a decent size for a 3-bedroom unit.
• The different common areas like the dining area, living area, kitchen and balcony are connected. The open concept of the unit helps in making the unit seem more spacious.

• In the dining area, the ID for the showflat has placed an L-shaped sofa on one side of the dining table and two chairs. However, if you prefer a more conventional layout, you can actually fit in a six-seater dining table, which is a standard size for a 3-bedroom unit.
• One thing to note here is that the dining area is at the entrance of the unit. Hence, if you're planning to place a shoe rack of a small shelf, you'd have to factor in some space for that.

• The living room fits a three-seater sofa comfortably.
• One thing to note is that you'll need to consider the length of your sofa. If you're getting a longer sofa, it will disrupt the entrance of the kitchen.
• If you'd like, you can consider getting an L-shaped sofa for more seating that won't disrupt any walkway space.
  

Kitchen

• The kitchen has a glass partition that looks out into the living area. This is perfect if you like a semi-enclosed kitchen concept.
• Although a glass partition for the kitchen is rare, there are some practical uses. Firstly, parents can watch out for their younger kids when they are busy preparing meals. Secondly, if you like watching TV while cooking, you can do so through the glass partition.
• If you frequently have guests over, you'll also be able to interact with them easily even when you're in the kitchen.
• However, having a glass partition means you'll need to take extra care of it as it might constantly get grease stains from cooking.
• Alternatively, if a glass partition for the kitchen is not for you, you can opt to have a standard wall partition too. For those who prefer a more enclosed kitchen, this might be an option that you'd like to consider.

• The kitchen has a size of 79.7 sq ft (7.4 sqm), which is a great size for the number of people in the household.
• The kitchen countertop is engineered stone which has several advantages. It's durable, very resistant to heat as well as scratches and cuts. It's also very easy to clean and maintain.
• The gas cooker and hood, built-in oven and fridge are by well-known appliance brand, Bosch while the washer-dryer is by De Dietrich, a premium brand from France.
• Like many larger units in other projects, a gas cooker is provided instead of an induction cooker as larger households are most likely to cook more often.
• There's also a window in the kitchen for natural ventilation.

• What's great is that there's plenty of storage space in the high and low kitchen cabinets.
• However, we'd love to have seen some additional touches like compartments in the drawers or a drying rack above the sink.

• The household shelter is located in the kitchen, which is a standard for many developments.
• With a size of 42 sq ft (3.9 sqm), you can also choose to turn the household shelter into a helper's room. Alternatively, you can also place a pull-out bed like what the ID has done in the showflat.
• However, one thing to consider is that none of the units at Baywind Residences come with a yard space and WC.

• The balcony has a size of 59.2 sq ft (5.5 sqm) and it has a direct access from the living area and kitchen.
• As the kitchen connects to the balcony, a possible idea is to have a small table as an alfresco seating area.

• If you're someone who likes to entertain guests, this layout also makes sense as your guests will be able to have extra seating space on the balcony.
• With the balcony connected to the living room and kitchen, this opens up the unit and allows more wind to flow through. This will possibly cool down the unit so you won’t have to switch on the air-conditioning often and can save on electricity bills.  

Universal space

• Every unit in Baywind Residences comes with a universal space, which is 57 sq ft (5.3 sqm).
• As its name suggests, you can turn the space into anything, depending on your needs and preferences. It could be a home office, guest bedroom, entertainment zone and more.
• The ID has kept the area open and designed it as a study space. However, you could also wall up the universal space such that it'll be a room by itself. There's separate air-conditioning for the universal space, so you won't have to fork out additional costs for it. There's also sufficient space for a single bed.
• If you prefer to wall up universal space, it will make the common areas seem considerably smaller.
• While the universal space in the A1 and A2 unit types doesn't have a window, those in the larger unit types come with a window.

Bedrooms of 3+1 Bedroom unit

Master bedroom

• The combined space of the master bedroom and master bathroom is 198 sq ft (18.4 sqm), which is pretty standard for a 3-bedroom unit that's 969 sq ft.
• There's a full-length window that brings in natural light and gives a spacious feel to the master bedroom.

• The space in the master bedroom is adequate for a king-sized bed and you'd still have room to spare for bedside tables.
• One thing to consider is that there might not be enough space in front of the bed to fit in a dressing table.

• However, what you can do for extra storage space is to install some shelves, like what the ID has done at the showflat.

• In place of a dressing table, you can also make use of the side compartment that comes with the wardrobe.
• There are smaller shelves where you can store purses, perfumes, make-up accessories and more. There's also a dedicated space to hang your belts and scarves.
• There's also a full-length mirror so you won't have to wait for your partner if he/she is in the master bathroom and you urgently need to get ready.

• Besides the side compartment, there's also an accessory rack where you can keep other smaller items like jewellery, ties and watches.
• This is something that many new launches are providing for larger units and it's great to see Baywind Residences hopping on the bandwagon.
• If you prefer a more exclusive wardrobe space, the 4+1 Bedroom units come with a walk-in wardrobe.

• The master bathroom is a pretty standard size. It has both a hand shower and a rain shower, which is found in majority of new launches these days.
• Do note that there's no window so there won't be any natural ventilation.

• There are shelves in the shower area where you can store your bath items like shower gel, shampoo, scrubs and more.
• Not many new launches provide this and hence, it's a thoughtful addition for residents.

Other bedrooms

• Both common bedrooms have a size of 86 sq ft (8 sqm) which is the typical size of common bedrooms in other new launches.

• You can fit in a queen-sized bed if you wish to. Ultimately, it will depend on your family's needs and preferences.

• Alternatively, you can also design the room for one and place a study desk in the bedroom as well.
• If you wish to, you can also hack down the walls between the bedrooms so that you'll have a supersized bedroom.

• The wardrobes in the common bedrooms have the same wooden laminate finish as the one in the master bedroom. The wardobes in all bedrooms also come with LED lights. However, unlike the master bedroom, the wardrobes in the other bedrooms don't come with an accessory rack or side compartments.
• One thing to note is that not all the common bedrooms come with a full-length window. One of them might be blocked by the AC ledge.

• The two common bedrooms also share one bathroom. The only difference between the shared and common bathroom is that the former does not come with a rain shower.
• Larger units like the 4+1 Bedroom come with a junior master bedroom, so there are a total of three bathrooms in the unit.

Stack Analysis & Facilities at Baywind Residences

Stack Analysis

• As Baywind Residences is a small project with only 5 storeys, there isn't much of a view to begin with.
• Hence, which stack you get will depend on your bedroom type and unit layout.

• As you can see from the graphic above, most stacks will be facing surrounding developments, Emprado Suites, The Lucent and Auralis. These are also 5-storeys.
• Most of the bedrooms and balcony in stack 5 and the master bedroom of stack 6 are facing a 1-storey landed house. While this means that you're able to avoid facing your neighbours directly, you still won't get a nice view as there are other boutique condominiums in the surrounding areas.

• Stack 5 is the 4+1 Bedroom C2 type while stack 6 is the 3+1 Bedroom B1 type.
  

• Stacks 3, 4 and 5 are west-facing but we don't expect that these units will receive direct afternoon sun. This is because there are other developments that are around the same height as or taller than Baywind Residences that will help to block the sun.
• Furthermore, only stack 4 has its bedrooms and balcony facing west. These are the 3+1 Bedroom C2 unit types.
• As for stacks 3 and 5, their bedrooms and balcony are not facing west.

Facilities at Baywind Residences

• With a total land area of 18,507 sq ft (1719.4 sqm), Baywind Residences' facilities are across two floors - Level 1 and the Attic Roof.
• It's not uncommon for new launch boutique developments in District 15 to have such an arrangement due to space constraints. Nearby, [email protected] at Lorong J Telok Kurau has a roof terrace concept. Royal Hallmark, which launched in February this year, also has a similar concept.

Baywind Residences Site Plan

Level 1

• On Level 1, you'll find some family-friendly facilities, fitness facilities and nature spots.

• The BBQ area, social pavilion and garden courtyard are perfect spots to hold gatherings with family and friends.
• With only 24 units, you most likely won't have to worry about the availability of the BBQ pit as compared to those in large developments.

• There's also a swing lawn here where kids can play with each other or run around. We would have loved to see a kids' playground here or a dedicated kids' play area since Baywind Residences' residents will most likely be families.

• If you have pets, you can let them roam free at the pet's corner. It's also probably a good spot to meet other pet owners and share tips and tricks.
• However, it's not a large area and if you need somewhere to walk your dog, the Telok Kurau Park nearby will be a better alternative.

• The developers have managed to incorporate an indoor gym as well. Baywind Residences is probably the only new launch boutique condo in the area to have a gym.
• It's not a huge gym and there are only a few machines but fitness enthusiasts will still be able to get some workout done.

• There's also a zen sanctuary outside the gym where residents can do some yoga.

• In line with Singapore's push for a car-lite society, there are dedicated bicycle lots in the development as well. We've seen this in all the new launches in District 15 as well, [email protected], Atlassia and Royal Hallmark.
• Considering that East Coast Park and Siglap Park Connector are nearby, many residents will surely take up cycling as a hobby.

Attic Roof

• On the attic roof, you'll find the lagoon pool, sunset deck and an alfresco area.

• The pool is 20 metres long, which is the standard length for boutique condos in the area.
• As it's located on the 6th floor, you might be able to get some views of the surrounding area as many of Baywind Residences' neighbours are 5-storey developments.
• As Baywind Residences is a family-centric development, it would have been better if there was a kids' pool as well.
• We would have loved to have seen a jacuzzi for residents to relax too.

• The alfresco edge on the attic roof is another area for residents to hang out at with their loved ones.

• The developers have added trees and plants on the attic roof instead of leaving it as a concrete slab. The greenery helps to reduce temperature of the roof and improve air quality.
• Unfortunately, the green areas won't be accessible to residents.

Baywind Residences Price Analysis & Comparison

• The indicative prices for Baywind Residences are as follows:

• Besides the indicative prices, Baywind Residences have also sold several units. Here's the breakdown of prices and sizes of units that were sold.

• Based on the info above, the 4+1 Bedroom C1 unit types (1270 sq ft) are sold out as there are only four units. The prices for these range from 2.48m to 2.568m at an average of S$1,990 psf.
• The other units sold are the 3+1 Bedroom B1 unit type (1055 sq ft) and the 4+1 Bedroom C2 unit type (1313 sq ft).
• The average price of the units that were sold is S$2,012 psf.

Comparison of Baywind Residences with new launches in D15 (Based on transaction history in past 1 year)

• In our recent reviews of Atlassia and LIV @ MB, we've established that there's a price trend of new launches in District 15.
• Projects in Joo Chiat, Katong, Telok Kurau and Siglap tend to have lower average psf prices of around S$1,500 to S$1,900. All of these are boutique developments with less than 50 units.
• However, three projects that launched in these areas this year have surpassed or almost surpassed the S$2,000 mark. These are Baywind Residences (S$2,012 psf), Atlassia (S$2,072 psf) and Royal Hallmark (S$1,916 psf). Atlassia launched on the same day as Baywind Residences while Royal Hallmark launched in February 2022.
• Projects that are nearer to East Coast Park have higher average psf prices of around S$2,300 to S$2,700. These are also larger projects centred around Meyer Road and Amber Road.
• The most recent new launch in this area is [email protected], which launched just a week before Baywind Residences. It has an average price of S$2,406 psf.

New launches in Telok Kurau area

• This map above shows the new launches in the Telok Kurau area - Baywind Residences, Infini at East Coast, [email protected] and Rymden 77. Apart from Baywind Residences, the rest of them will TOP in 2022-2023.
• [email protected] and Rymden 77 have lower average psf prices than the other two projects. This might be due to their location away from East Coast Park.
• Baywind Residences and Infini at East Coast might command a higher price as they are both within walking distance to the upcoming Marine Terrace MRT station (on TEL) and various F&B options along East Coast Road.

Comparison with new sales in District 15 and RCR

• The graph above shows the average psf prices of new sales in District 15 and the RCR in the past one year.
• Psf prices are averaging around S$2,000 for RCR and around S$2,400 for District 15. From the graph, you'd also notice that prices of new sales in the RCR and D15 are slowly inching up after the cooling measures in December 2021.
• Hence, Baywind Residences' average psf prices are in line with the market.

Appreciation Value Analysis

1. Near reputable schools in District 15

• Baywind Residences is near to good primary schools such as Tao Nan School, Ngee Ann Primary, CHIJ (Katong) Primary and St. Stephen's School.
• As these are within a 1km radius from Baywind Residences, parents who are participating in the primary school balloting exercise would find the property appealing.
• Hence, prices would be stable and continue to appreciate as there will be demand from families whose children are entering primary school.

2. Upcoming developments in Marine Parade/East Coast

• Marine Parade and the East Coast area are also set to welcome a number of developments and Baywind Residences is conveniently located within a short distance from these places.

Image source: URA

• The Thomson-East Coast Line is expected to boost the value of the properties around it. The good news is that residents of Baywind Residences are only a 7-minute walk from Marine Terrace MRT station.
• With the Thomson-East Coast Line, connectivity from the East Coast to the city centre will also be significantly improved. Hence, this bodes well for Baywind Residences, whether you're planning to rent out your unit or sell it in future.

Artist's Impression of Marine Parade MRT (Image source: LTA)

• Apart from the many F&B options and amenities in the area, there will also be an underground mall linked to Marine Parade MRT station.
• With 133,000 sq ft of space, we're expecting it to be an exciting retail haven for residents nearby.

Image source: URA

• Further north at Bayshore MRT Station, there'll be a hangout spot called Bayshore Main Street. It's a car-lite and pedestrian-friendly neighbourhood with hip architecture, shops, cafes and more. 
• There will also be around 12,500 residential homes consisting of HDB and condos.
• While this might not have a direct impact on Baywind Residences, it will revitalise the East Coast and might drive demand for housing in neighbouring areas.

Summary

+ Near to Marine Terrace MRT Station on TEL, just a 7-minute walk away

+ Four primary schools are within a 1km radius including Tao Nan School and St. Stephen's, great for families with young children

+ Most unit types have an efficient layout

+ 4 Bedroom units have a junior master bedroom

+ Every unit comes with universal space and residents are free to decide what to do with it

- None of the units come with yard space and WC in the kitchen

- There are not many kid-friendly facilities although the project is targeted towards families. However, there are several facilities for families to hold gatherings.

- There are no unit types suitable for singles, couples and smaller families unless they don't mind getting a large unit

- The project is geared towards owner-occupiers and might not be suitable for those looking for rental opportunities