Berkshire Park

An Nshama project in Town Square with large three-bedroom formats: type A — 162.44 sq m, type B — 136.82 sq m.

What this project is

Berkshire Park is a residential project by Nshama Development in the Town Square community, under construction, with architecture by APG Architecture & Planning Group. Confirmed by the passport: landscaping.

The layout package we have consists only of three-bedroom types, and that alone says something about the project: it sits at the upper end of the community's floor-area range, where compact apartments usually dominate.

Town Square is built mid-rise around a central park and designed for a family resident: schools, playgrounds, jogging tracks, a retail section. A large format in a neighbourhood like this makes sense — it's aimed exactly at that audience.

What the layouts show

Three-bedrooms: type A — 162.44 sq m, type B — 136.82 sq m. The gap between them is almost twenty-six metres, meaning these are two noticeably different products within the same bedroom count.

162 square metres for three bedrooms is an area comparable to a townhouse, and a buyer here inevitably compares the apartment to a house in a townhouse community. In Town Square that comparison is direct: the community is built with both apartments and townhouses.

The takeaway for valuation: these lots need comparing not only with apartments in neighbouring buildings but with townhouses in the same neighbourhood too. Their price per square metre differs, but the purchase budget is comparable.

What to factor in

First, liquidity of the large format. There are fewer buyers for three-bedrooms in the mid-segment than for one-bedrooms, and selling takes longer. That's not a flaw of the property but a feature of the market to build into your horizon.

Second, rental math. The rate for a three-bedroom apartment is higher in absolute terms and lower per square metre. If you're buying to rent out, calculate yield per square foot, not per apartment.

Third, neighbours. In a community where both apartments and townhouses are being built nearby, different housing types compete for the same family tenant.

The propsearch property passport (developer, architect, district, stage, infrastructure) and the developer's layouts: two three-bedroom types with total areas listed.