At a glance: There is a wide array of unit choices at this boutique condo in Joo Chiat, suitable for everyone from couples to larger, 3-generational families, which is pretty unique considering it is housed within a row of conserved shophouses, which are known to be a bit restricted on space. Atlassia might not have the best facilities, but it definitely makes for interesting living. The main shortcoming is the lack of public transportation options, but don’t let that get in the way of its positives, including its vibrant, eclectic neighbourhood and its doorstep amenities.
|Property Type||Mixed-use Development|
|Developer||K16 Place Pte Ltd|
|Address||40 Joo Chiat Place|
|Land Size (sqft)||13,996.3|
|Total Units||31 residential units|
|Unit Types||1-bedroom, 2-bedroom, 2+1-bedroom, 3-bedroom, 3-bedroom (dual-key), 3+1-bedroom, 4-bedroom, 5+1-bedroom|
|Nearest MRT Stations||Eunos MRT station on the East-West Line|
|Primary Schools Within 1 km||• Haig Girls’ School|
• Tanjong Katong Primary School
|Nearby International Schools||• GIG International School|
• 5 Steps Academy
• Canadian International School
• EtonHouse International School Broadrick
Housed along Joo Chiat Place, Atlassia’s joins the latest fray of new launch condos with a twist. This time, the twist happens to be its rare, highly covetable shophouse status. Heritage buffs, eat your heart out.
Located within the Joo Chiat Conservation Area, Atlassia’s shophouse facade and its mixed-use factor (it’s zoned as residential with commercial at first storey) remind us a lot about 1953, a freehold condo located at Balestier that was launched back in 2019. We reviewed it at length here.
There are a lot of similarities to the two developments, the most obvious being its ‘shophouse-condo’ model. Unlike with a standalone shophouse where you will need to handle the maintenance and upkeep yourself, here at Atlassia, you get to enjoy the double benefits of a condo’s creature comforts and the cool factor of staying in an authentic, old-school home.
Atlassia’s original nine shophouses with their art deco style facade are much older than 1953’s though, going all the way back to the 1930s. These were put up together on the market for $33.9 million back in 2021, which translates to about $2,422 psf on the land area.
In order to accommodate larger units and more facilities, the final structure for Atlassia will also feature a 5-storey rear extension that will be added to the original shophouses, allowing the developer, K16, to maximise the small land space of less than 14,000 sqft.
K16, while not a big-name developer, isn’t new to all of this. Back in 2019, they embarked on their maiden project, 34-unit Olloi, which, surprise, surprise, is also in Joo Chiat and located one street away from Atlassia. Even though Olloi isn’t actually made up of actual shophouses, the boutique property features a facade that looks like a modern interpretation of a shophouse, paying homage to the heritage of the area.
Interestingly, Atlassia’s design will be a departure from this chic, contemporary style seen in Olloi. Instead of embracing the new, the rear extension will be harkening back to the old, and will be clad in traditional materials such as terracotta roof tiles to provide a more coherent connection with the original shophouses in front. Colours and materials of the rear extension will reflect that of the original facade, while a pitched roof design—usually seen in shophouses—will allow for more cooling interiors.
Ventilation blocks, which were often used in older buildings here in Singapore, will also line the sides of balconies at Atlassia, allowing for a unique textural touch as well as to invite light and breeze into the interiors. Solid, brick walls will be used as the main material for the walls, which will go some way to alleviating traffic noise pollution.
Inside, renderings reveal a modern scape, with units partially-fitted and moved-in ready (downlight and false ceilings are already in place) so you can just bring along your luggage. Bedrooms are given full-height wardrobes with a modular system comprising customised storage inserts, while the kitchens and bathrooms are fitted with high-end fittings from Toto and Smeg.
Material and colour palettes are designed to be easy on the eye. Integrated granite sinks in the bathroom, quartz backsplashes and countertops in the kitchen, all of which are enveloped in warm wood and sand hues.
Prioritising space, some of the units will be given a pull-out dining table that you can hide away after meals, allowing the area to become more open and multipurpose, while multifunctional appliances like the combi microwave ovens and washer-dryers save more room.
Like with most boutique developments, you can’t expect too much from their facilities. With Atlassia, there’s only a 12.5-metre swimming pool and a jacuzzi located on the second floor that are worthy of note. In terms of the car park, it’s a mix of outdoor sheltered parking and parking at the mechanical car park. We can only hope that this translates to lower maintenance fees.
What’s in the location?
Atlassia is one of the many rows of shophouses along the street, which is relatively quiet but no less busy. Traffic here is pretty consistent, although not overly heavy, and seeing as it’s located at a junction, we can expect some noise pollution.
A wide range of shops dot the sidewalks. In the immediate vicinity, you’ll be able to find an amalgamation of cafes, restaurants and hawker stalls alongside interior design firms and pet stores housed within the shophouses. It really is a mixed bag of businesses.
The area doesn’t quite have the same vibrant, bohemian vibe of Joo Chiat Road, but access to that gentrified culture is really just a street away from Atlassia. At the end of that hipster alley is East Coast Road, populated by bars and eateries that come to life at night. Walking there from Atlassia will take you a leisure 15 mins.
If you take a closer look at the URA map, you’ll notice a substantially large reserved site just adjacent to the site for Atlassia. It’s currently a car park, but you may wish to take note that it may be earmarked for something else in the future.
Image courtesy of URA
Besides the nearby shops, you also get access to the bigger malls nearby, including I12 Katong and PLQ Mall, which are within a 15-min walk. There’s also Parkway Parade, less than a 10-min drive away. The nearest supermarket, an NTUC Fairprice, is located within Joo Chiat Complex, which is around 5 mins by food. Geylang Serai, a popular wet market and hawker centre with a wide array of local fare, is a 7-min walk away. Dunman Food Centre on the other end will provide another option for affordable hawker food. The hawker centre is an 8-min walk away.
Image courtesy of Choo Yut Shing
Unfortunately, Atlassia isn’t exactly located close to an MRT. The nearest train station, Eunos, takes about a 12-min walk, where you’ll have to cross some major roads, so the waiting time for traffic will also add to the minutes.
The upside is the Bus 33 located right at your doorstep. This bus service takes you to several MRT stations, so you get to reach Dakota MRT station on the Circle Line in 5 stops and Kembangan MRT station on the East-West Line in 7 stops. The bus also goes to areas like NUS, Tiong Bahru, City Hall, Outram Park and Chai Chee.
For those driving, you get quick access to the PIE (approx 7 min) and the ECP (approx 6 min). These are the estimated driving times to the following areas:
Paya Lebar Quarter ~5 mins
East Coast Park ~8 mins
Changi Airport ~12 mins
Changi General Hospital ~ 12 mins
Marina Bay Sands ~13 mins
Raffles Place ~13 mins
Changi Business Park ~16 mins
Harbourfront ~16 mins
Orchard Road ~ 20-min
As you can see, it’s less than a 20-min drive to a number of commercial and business nodes, which bodes well for those looking to rent out their unit. Still, bear in mind the less comprehensive public transportation options, which will put off some prospective tenants, especially those who rely on public transport.
There is a substantial number of primary schools around the area, with two within the 1-km radius, benefiting families with school-going children. Haig Girls’ School is located just behind Atlassia, while Tanjong Katong Primary School is a 15-min walk away.
Pricing and rentability
Average prices for Atlassia are currently at $2,080 psf. Here’s how it stacks up to other new launches in the area:
|TOP||Tenure||Location||No. of units||Average prices (psf)|
|Rymden 77||Dec 2022||Freehold||Lorong H Telok Kurau||31||$1,743|
|Mori||Dec 2026||Freehold||Guillemard Road||137||$1,880|
|Tedge||Aug 2024||Freehold||Changi Road||42||$1,610|
|Zyanya||Dec 2024||Freehold||Lorong 25A Geylang||34||$1,792|
|Olloi||Jun 2022||Freehold||Lorong 101|
Save for Rymden 77, which is in D15 like Atlassia is, the rest of the condos are in D14. You will also note that most of the condos listed here are smaller, boutique style types so that is to say that their offerings of facilities are comparable to those of Atlassia’s.
Distance to MRT does play a part in the pricing. Zyanya, which has the second highest average price, is located just a 5-min walk to the nearest MRT. Mori’s high prices could be due to a number of factors including its well-known developer and its close proximity to two MRT lines. Read more about Mori condo here.
In terms of resale condos, let’s take a look at some recent transactions. A 1,184-square foot unit at Sandalwood, located at Tembeling Road, changed hands for $1,750,000 million ($1,478 psf) back in April last year. The property was completed in 2005. Like Atlassia, Sandalwood comprises a row of conserved shophouses and a retrofitted annex of 16 units.
A 1,324-square foot unit at another freehold condo nearby, Tembeling Court, sold similarly for $1,750,000 million ($1,322 psf) in November last year. The property was completed in 2010 and has 12 units in total.
If we compare Atlassia with other freehold resale properties in the area, we can say that it is priced at about a 35% premium, which isn’t too unreasonable seeing as it is a new property after all. Still, you’ll want to make a closer comparison with the floor plans to better determine which property is for you.
For those looking at 99-year leasehold properties, there’s Legenda @ Joo Chiat located among the sea of freehold homes. Situated just behind the site for Atlassia, its latest transaction in February this year, went for $1,350,000 ($1,027 psf) for a 1,259-square foo