Charisma View
Overview & Key Facts
Charisma View is a 36-unit freehold boutique condominium sitting along Jalan Jurong Kechil in District 21 — a quiet residential street that threads through the Bukit Timah greenery belt between the Beauty World and Hume MRT catchments on Singapore’s Downtown Line. Developed by Prince Development Pte Ltd and completed in 2003, Charisma View represents the kind of low-density freehold residual that has become increasingly scarce in this part of Singapore as new-launch 99-year leasehold mega-projects reshape the Beauty World and Upper Bukit Timah corridor. With a ShiokNest score of 50/100 and a freehold title that no competitor at this price level in the district can match, it occupies a niche position that rewards patient own-stay buyers over short-term investors.
At 36 units, the development is among the smaller freehold condominiums in D21. This scale translates directly into a quieter compound experience: shared facilities are lightly used, the MCST operates efficiently on a compact footprint, and residents rarely encounter the queuing dynamics that plague larger developments during peak hours. The project sits in what long-time Bukit Timah residents describe as the “kampung end” of Jalan Jurong Kechil — a residential pocket that has retained its low-rise character despite the urban intensification sweeping the Beauty World interchange.
Transaction data from the past 12 months is thin at three sales — a function of 36 units and a predominantly owner-occupier base, not distress. The PSF trend is notably constructive: from approximately S$1,310 to S$1,481 to S$1,633 over three observed data points, representing a 24.7% appreciation trajectory. This is a development that has quietly compounded value while attracting minimal speculative attention.
Location & Connectivity
Jalan Jurong Kechil is one of the lesser-known addresses in D21 — overshadowed commercially by Bukit Timah Road and Upper Bukit Timah Road — but it has a distinct character that long-term residents value highly. The street runs roughly parallel to Bukit Timah Road, accessed from both the Beauty World end and the Hume / Diary Farm end, giving it a through-residential quality that keeps heavy traffic away. The immediate surroundings are low-rise landed housing and older walk-up apartments, with Bukit Timah Nature Reserve’s greenery visible from upper floors. Residents describe the experience of living on Jalan Jurong Kechil as “quiet in a way that central Singapore simply isn’t” — a fair characterisation of a street where noise from the MRT or expressway does not penetrate.
MRT connectivity is available but not walk-in. Beauty World MRT (DT5) is approximately 950 metres away — a 12 to 15-minute walk or a short bus ride; the newer Hume MRT (DT3) is 1.08 km away. Both are on the Downtown Line, offering direct access to Botanic Gardens, Stevens, Bugis, and Marina Bay without a transfer. For car owners, the Bukit Timah Expressway (BKE) is accessible within five minutes, and the CBD is 20 to 25 minutes in reasonable traffic. The ShiokNest walkability score of 37/100 honestly reflects the car-dependent reality: Charisma View residents who rely on public transport will find the neighbourhood serviceable, but those with a personal vehicle will use it daily.
Daily amenities require a short drive or bus ride. Beauty World Centre and Bukit Timah Shopping Centre, both adjacent to the Beauty World MRT, carry wet market, supermarket, F&B, and retail functions. The Bukit Timah Food Centre (hawker centre) is a perennial local favourite within the catchment. Further along Upper Bukit Timah Road, Hillion Mall at Bukit Panjang and Bukit Timah Plaza serve bigger-box grocery and dining needs. The Bukit Timah Nature Reserve trailhead is under two kilometres away — a significant lifestyle asset for the running, hiking, and cycling community that has made the Upper Bukit Timah corridor one of Singapore’s most coveted residential zones for nature-adjacent living.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | jc | ~1.3 km |
| Ngee Ann Polytechnic | tertiary | ~1.5 km |
| Bukit View Primary School | primary | ~1.6 km |
| Henry Park Primary School | primary | ~1.9 km |
| Singapore University of Social Sciences | tertiary | ~2.0 km |
Facilities
Charisma View’s facilities are appropriately scaled to its 36-unit count. The development provides a swimming pool, gymnasium, and BBQ pits — the essentials that cover daily recreation and social entertaining without the capital expense of courts, multi-tier pool configurations, or a full clubhouse. A sauna rounds out the wellness offering. For residents who do not rely on their condominium for structured fitness or competitive sport, this is a perfectly adequate set; for those who value a tennis court, function room, or children’s pool, the boutique footprint will feel limited.
“With 36 units, the pool is almost always empty. It’s genuinely private — like having your own pool. The gym is small but has everything you need for a basic workout. The BBQ area is well-maintained. No fancy facilities but you don’t pay for them either.”
— Resident, via PropertyGuru
MCST management of small freehold developments in the D21 corridor tends to be attentive, if modestly resourced. With fewer units contributing to sinking fund and maintenance fees, per-unit costs tend to be higher than in larger developments, but residents get commensurate personal attention and faster resolution of maintenance issues. The trade-off is well understood by boutique-condo buyers and is not a characteristic unique to Charisma View.
Unit Sizes & Layout
Unit types at Charisma View span a wide range — from one-bedroom apartments of approximately 657 sqft to larger units extending above 3,200 sqft. This spread is somewhat unusual for a 36-unit boutique development and suggests the original design accommodated different buyer profiles: compact investor units at the lower end and genuine family-sized homes at the upper. The 12-month median transaction price of S$1,578,000 and average of S$1,779,333 point toward mid-tier unit sizes dominating the current active transaction pool, with pricing that remains accessible relative to the nearby new-launch leasehold benchmarks. No published PSF for the 12-month window is available, but the appreciation trajectory of S$1,310 to S$1,633 over successive observations gives a working range for planning purposes.
The 2003 vintage means interiors will reflect early-2000s specifications: functional but unlikely to feature the high ceilings, Italian stone, or smart-home integrations of newer launches. Buyers considering Charisma View for own-stay should budget for a full renovation cycle before occupation. At freehold pricing that remains well below new-launch D21 psf levels, the renovation cost is readily absorbed into the total acquisition cost while still producing a structurally sound, well-positioned home.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $1,310 | $860,000 |
| 3 BR | 1 | $1,481 | $1,578,000 |
| 4 BR | 1 | $1,633 | $2,900,000 |
Pricing & Market Position
Based on 3 recorded transactions, sale prices range from $860,000 to $2,900,000, averaging $1,779,333.
Rents range from $2,000 to $6,300 per month across 33 rental transactions. Current rental yield sits at approximately 2.5%.
Price Appreciation
From 2022 to 2024, the average PSF has appreciated by 24.7% (from $1,310 to $1,633 psf).
Neighbourhood Comparison
Charisma View’s most direct freehold competitor in the immediate D21 vicinity is Forett @ Bukit Timah (S$2,130 psf, freehold, 633 units, 2023 TOP), which trades at a substantial premium reflecting its newer vintage, full resort-scale facilities, and position on Toh Tuck Road. Forett offers the facilities breadth and modern specification that Charisma View cannot match, but at more than 30% higher psf and with 17 times the unit count — a very different density and compound experience. For buyers who have already bought into the freehold argument and are choosing between old and new, the psf gap represents the renovation-plus-vintage discount, and the question becomes whether the Charisma View buyer values privacy and tenure over modernity and amenities.
Against the new-launch leasehold cluster — The Reserve Residences (S$2,494 psf, 99yr), Nava Grove (S$2,487 psf, 99yr), and Pinetree Hill (S$2,486 psf, 99yr) — Charisma View’s freehold median of S$1,578,000 looks structurally undervalued on a per-sqft basis, particularly as the lease decay on these 99-year properties will begin to bite meaningfully from the 2070s onward. KI Residences at Brookvale (S$1,954 psf, 999yr) provides the closest psf comparison in tenure quality, sitting at around S$376 psf above Charisma View’s recent transaction range — a gap that narrows further when renovation costs on both properties are factored in.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CHARISMA VIEW | Freehold | 2003 | 36 | — |
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 2023 | 892 | $2,494 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 2024 | 552 | $2,487 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 2023 | 520 | $2,486 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 2021 | 660 | $1,954 |
| FORETT@BUKIT TIMAH | Freehold | 2021 | 633 | $2,130 |
ShiokNest Scores
Our proprietary scoring system evaluates CHARISMA VIEW across multiple dimensions.
What Residents Say
“Very quiet street, very private development. We have been here eight years. The pool is almost always ours alone. The bus to Beauty World MRT runs regularly and once you get the timing down, it is quite manageable. The main inconvenience is groceries — you need a car or a taxi for a proper grocery run.”
— Long-term resident, via PropertyGuru
“Jalan Jurong Kechil is one of those Singapore addresses that nobody outside the neighbourhood knows about. The street feels like a village road. The condo itself is well-kept for its age, the management is responsive, and the freehold title was the deciding factor for us. We are not going anywhere.”
— Owner-occupier, via 99.co
“We rented here for two years before the landlord sold. The neighbourhood is peaceful and the Bukit Timah Nature Reserve is genuinely close — we went running on the trails almost every weekend. Beauty World MRT requires a bus or a 15-minute walk but we did not find it a problem. The unit was dated but spacious and the compound was always clean.”
— Former tenant, via EdgeProp
Strengths & Weaknesses
- Freehold tenure — no lease decay in a district dominated by 99-year new launches
- Low-density 36-unit compound — near-private use of pool, gym, and BBQ facilities
- Consistent 24.7% PSF appreciation trajectory across three observed data points
- Quiet, low-traffic Jalan Jurong Kechil streetscape — no expressway or elevated rail noise
- Beauty World MRT (DT5) and Hume MRT (DT3) both within the Downtown Line catchment
- Bukit Timah Nature Reserve within 2km — strong lifestyle asset for nature and fitness enthusiasts
- Benefits from Beauty World precinct rejuvenation (The Reserve Residences integrated development) without paying new-launch psf
- Anglo-Chinese JC at 1.29km and Henry Park Primary at 1.86km — competitive school catchment
- Near 1:1 rental history ratio (33 rentals / 36 units) indicating balanced owner-occupier / investor mix
- Significant psf discount to all D21 new-launch leasehold comparables
- Car-dependent location — walkability score 37/100; daily errands require driving or bus connection
- MRT not walkable — Beauty World MRT at 0.95km, Hume MRT at 1.08km; bus connection needed
- Very thin transaction liquidity — 3 sales in 12 months on 36 units; price discovery and bank valuation can lag
- Low gross yield of 2.51% — below the 3.0% threshold for most yield-focused investors
- 2003 vintage specification — interior finishes will require full renovation budget before occupation
- Limited facilities — pool, gym, BBQ, sauna only; no tennis court, function room, or children's pool
- Small MCST sinking fund relative to larger developments — major capital works are proportionally more costly per unit
- En-bloc potential 52/100 — possible but requires full owner alignment on a freehold title
Verdict
Charisma View is not a development that announces itself. There is no showflat, no marketing collateral, and no developer sales team pushing it. What it offers is a freehold land title in a district where every credible new launch is 99-year leasehold at two to three times the psf, a low-density compound on one of Bukit Timah’s quietest residential streets, and a 24.7% price appreciation trajectory that has moved consistently without attracting the speculative froth that inflated values in more prominent addresses. For a certain type of Singapore buyer — typically Singaporean families with a long holding horizon, a car in the garage, and school-aged children targeting the Anglo-Chinese JC or Ngee Ann Poly catchment — this is precisely the kind of development that rewards patient research.
The ShiokNest investment score of 37/100 and walkability score of 37/100 accurately capture the development’s limitations. Without a car, daily living in Charisma View is friction-heavy. For yield investors, 2.51% gross yield on a freehold asset at this PSF level is respectable but not compelling enough to compete with higher-yield leasehold alternatives. And with only three recorded transactions in the past 12 months, liquidity risk is real: when it comes time to exit, price discovery will be thin and bank valuations may lag the true market.
None of these constraints diminish the core proposition for the right buyer. Freehold land in D21 at S$1,578,000 median — while established new launches like The Reserve Residences, Nava Grove, and Pinetree Hill clear S$2,400 to S$2,500 psf on 99-year leases — is an increasingly rare structural discount. Charisma View’s en-bloc potential score of 52/100 is honest: at 36 units with 100% freehold owners required to consent, collective sales are possible but require exceptional developer appetite and owner alignment. The more probable upside pathway is continued capital appreciation as Beauty World’s rejuvenation raises the precinct’s profile and compresses the psf gap between the Jalan Jurong Kechil pocket and the main Bukit Timah corridor.