West Coast Vale residential site launched for tender

West Coast Vale land parcel

View of the residential site at West Coast Vale. (Photo: URA)

The residential site at West Coast Vale has been launched for sale by public tender after a developer had committed to a bid price of at least $379.988 million, revealed the Urban Redevelopment Authority (URA) on Tuesday (19 December).

Made available for sale on the Reserve List of the second half 2017 Government Land Sales Programme, the 99-year leasehold site has an area of 19,591.5 sq m and a maximum gross floor area of 54,857 sq m.

Expected to yield up to 730 housing units, the site is conveniently linked to Ayer Rajah Expressway and West Coast Highway, and is near shopping and dining options such as Westgate, Jem and Big Box at the Jurong Lake District.

Meanwhile, nearby schools include Nan Hua Primary School, The Japanese School and Commonwealth Secondary School.

The tender for the site will close on 30 January 2018, along with “two residential sites at Handy Road and Chong Kuo Road and HDB’s Executive Condominium site at Sumang Walk”, said URA.

“Any tender below the minimum bid price of $379.988 million will not be accepted,” it added.

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Govt unveils land sales programme for H1 2018

GLS site-crop

Six confirmed list and nine reserve list sites will be launched under the H1 2018 Government Land Sales (GLS) programme, announced the Urban Redevelopment Authority (URA) on Wednesday (13 December).

These land parcels could potentially yield approximately 8,045 private homes and 63,960 sq m in gross floor area (GFA) of commercial space.

According to Colliers International’s director and head of research Tricia Song, the amount of upcoming residential stock was within its expectations.

“The government has not bumped up the supply significantly. In fact, the total number of housing units remains relatively the same with the H2 2017 GLS programme of 8,000-plus units.

“This came about as the government took into consideration the large potential supply of around 20,000 units from awarded en bloc sales and GLS sites that have not yet been granted planning approval, on top of the around 18,000 unsold units that already have planning approval.”

In particular, the six confirmed list sites are mostly intended for private homes, including one for executive condominiums (ECs). These are expected to generate about 4,450 sq m GFA of commercial space and 2,775 private units, including 450 ECs.

Among the confirmed list sites, the plots at Cuscaden and Mattar Road are expected to be the most sought-after due to their location and size, said Edmund Tie & Co’s research head Dr Lee Nai Jia.

“For the Cuscaden site, we expect bids of around $1,600 to $1,750 psf per plot ratio (ppr), while bids at Mattar Road should range from $1,200 to $1,400 psf ppr. The number of units to be built on the land parcel at Silat Avenue may be on the high side, despite its favourable location.”

Similarly, Song believes that the land parcel in Cuscaden Road will be the most attractive. The rare luxury housing site has a palatable quantum of 170 units with an average size of 1,000 sq ft, and is projected to benefit from the recent sale of the prime Jiak Kim site.

The Mattar Road site could pique the interest of developers as it’s very close to the Mattar MRT station and there is limited supply in the area. But it is a relatively untested non-landed private residential location surrounded mainly by industrial estates, landed housing and HDB flats.

Likewise, the Canberra Link EC site could also be popular given its proximity to the upcoming Canberra MRT station, and there is a limited supply of such residences in the vicinity, Song noted.

Meanwhile, the URA released the details of the nine reserve list sites, which consists of one commercial site and eight private housing plots, including two EC sites. These are expected to yield 59,510 sq m GFA of commercial space mostly for offices and 5,270 private houses, including 1,255 ECs.

Of these, Song is optimistic that the land parcels in Sims Drive and Peck Seah Street will be the most desirable. The former is within walking distance to the Aljunied MRT station. The latter is in the Central Business District near the Tanjong Pagar MRT station, and the last time a housing site was offered there was in 2007.

Likewise, Lee revealed that the Peck Seah Street plot is near many eateries and offices, and he thinks the site will get bids ranging from $1,600 to $1,750 psf ppr.

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Lian Beng, KSH, Heeton buy Geylang properties for $60mil

Geylang Road

Lian Beng Group Ltd, via its 42 percent-owned associated company Development 24 Pte. Ltd., has exercised an option to acquire the freehold properties known as 31 to 51 (ODD) Lorong 24 Geylang.

KSH Holdings and Heeton Holdings also holds a 48 percent and 10 percent stake in Development 24.

In a separate SGX filings, Lian Beng, KSH and Heeton said the aggregate consideration for the properties is $60 million, of which $6 million has already been paid during the exercise of the option. They noted that the balance shall be paid within 12 weeks.

Located on a total of 12 lots of land, the properties – which comprise around 26,188 sq ft of land area – could be redeveloped into an eight-storey residential development with a maximum allowable gross floor area of around 73,325 sq ft.

Lian Beng, KSH and Heeton revealed that their respective share of funds for the purchase will be financed by external borrowings and internal funds.

They do not expect the acquisition to materially affect the groups’ net tangible assets and earning per share for the current financial year.

Lian Beng added that Ko Chuan Aun, “an independent director and shareholder of the company, is also an independent director of KSH Holdings Limited”.

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Jervois Green sold for $52.9mil, Brookvale Park up for en bloc sale

Jervois Green

Singapore property collective sale market continues to heat up with the sale of  Jervois Green and the launch of Brookvale Park.

A four-storey freehold development at 100A Jervois Road, Jervois Green has been sold for $52.9 million to investors led by Mike Ho, third-generation owner of Spring Court, one of the oldest Chinese restaurants in Singapore.

The sale price – which was 10 percent higher than the $48 million asking price of the owner – translates to a land rate of $1,601 psf per plot ratio (ppr) inclusive of a development charge of around $6.95 million, noted Colliers International, which brokered the deal.

With a site area of around 26,700 sq ft, Jervois Green comprises eight apartments and was held under single-ownership. As such, the sale is not subject to the approval of the Strata Titles Board/High Court.

The site is zoned for residential use under the 2014 Master Plan with a plot ratio of 1.4. Not subject to the Pre-Application Feasibility Study, it can be redeveloped into a five-storey development comprising 42 units of around 850 sq ft each, subject to approval by the relevant authorities, said Colliers.

“The future selling price for the new development is envisaged to be above $2,500 psf or from $2.1 million per unit,” it added.

Closing on 5 December, the tender for Jervois Green “drew strong interest with six bids received from a wide spectrum of investors and developers”, said Tang Wei Leng, managing director at Colliers International.

“The tight bids not only reflect the market consensus on the pricing in the locale, but also signal the positive sentiment among bidders on the back of a comeback in the residential property market.”

Meanwhile, Brookvale Park in the Sunset Way estate, off Clementi, has been put up for en bloc sale, with a minimum price of S$530 million, said marketing agent JLL.

Comprising 160 units, Brookvale Park was built in the early 1980’s on a 999-year leasehold site.

JLL said the 373,008 sq ft site may be “redeveloped into a residential development of up to 12 storeys, with a total gross floor area of about 656,494 sq ft, including a 10 percent bonus balcony area”. The new development could yield 550 units with an average size of 1,100 sq ft.

Inclusive of an estimated development charge of around $26 million, the minimum price works out to a land cost of $932 psf ppr, with the breakeven price at around $1,480 to $1,500 psf.

“This compares favourably with recent land sales in the vicinity, such as Royalville at $1,960 psf ppr, Mayfair Gardens at $1,244 psf ppr and the Government Land Sales sites at $939 and $1,540 psf ppr for Toh Tuck Road and Fourth Avenue respectively,” added JLL.

The tender for Brookvale Park will close on 25 January 2018.

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5 family-friendly condominiums

5 family-friendly condominiums

Grandeur Park

So, you’re ready to start a family and upgrade to a condominium. While a BTO flat is more suitable for families since they’re bigger and more affordable, condominiums make up for their lack of space (comparatively) by having a multitude of facilities built within the development. A far cry from a neighbourhood playground, we’re in a time where childcare centres, kids’ pools, children play & exercise corners and exclusive classes for the young are as much selling points as location and price.

But what makes a condo family-friendly? Facilities are all fun and good but if a project doesn’t do anything different other than include a pool and gym for the children, how is it distinguishable from the horde of clones out there?

Fortunately, we’ve got some idea.

If you’re looking for a condo to put down roots in, where some family-friendliness exist, here’s five suggestions, in no particular order:

Grandeur Park

How many projects are there in Singapore that offer not just the typical kids’ pool and gym but also guitar and violin classes in-house? That number can be counted on one hand, maybe even half a hand. Managed by Mandeville Conservatory of Music, Grandeur Park knocks the ball out of the park by including extra-curricular activities for the whole family.

The development being a minute walk from Tanah Merah MRT station (and bus stop) is another tick in the right place. When you live in the east, it’s to live in an extremely well-connected area.


This is one of those must-have projects if you’re not already mortgaged to your ears. A rare execution of class, style and substance, Artra offers big, spacious units with unique layouts. At a glance, it’s suitability for accommodating large gatherings at home is immediately apparent. And when kids are thrown in the mix, there’s plenty lot of room for them to run and play in.


3BR living and dining

On top of that, there’s a childcare centre and several retail shops in Artra. That it’s also a minute’s walk from Redhill MRT station makes it even harder to ignore. A true gem amidst a sea of sameness, Artra is a fantastic option if family-friendliness is high on your list of wants when choosing to live in Redhill.

Sims Urban Oasis

Not all family-friendly condos need to have crazy facilities. Sometimes, it’s as simple as a childcare centre, which Sims Urban Oasis has. Other times, it’s walking distance to schools, which Sims Urban Oasis is. Let’s face it, buying a condo for a kids’ pool is great only if you’re playing The Sims and have entered a cheat code to keep your kids from growing up.

In real life, they will grow up and migrate from kids’ pool to regular pool. Distance to schools is a far better requirement of kid-friendliness. And in this regard, with the James Cook University within walking distance, Aljunied MRT station also close-by and the upcoming gentrification of the Kallang area, there’s much to enjoy here for the long term.

Kallang Riverside

The coolest thing about Kallang Riverside has little to do with its facilities and everything to do with the utter uniqueness of its design and implementation into the land. As a fenceless type of development of which there is only one tower, Kallang Riverside will be surrounded by a swath of green and the Kallang river. The image is of a large communal garden open to everyone since it’s not gated.

Families can exit the development and walk out to picnic under a tree, or cycle around. Verdant greenery lasts far longer than facilities. Furthermore, they’ll always be relevant, even when your kids grow up. The riverside is one to watch because it looks primed to introduce something visually arresting and special to Singapore.

High Park Residences

Rounding up our list is High Park Residences. It’s no small feat to end on a high note but this is one of the handful of projects that take family-friendliness to another level. For the first two years, the management is offering fitness classes (aerobics, yoga, kickboxing, Pilates), cooking lessons (baking, cuisine, aqua-related lessons (swimming, aqua aerobics), tennis lessons for both adults & children and violin lessons for kids.

It’s also across the road from Thanggam LRT station, one stop away from Seletar Mall and about a five-minute walk to Jalan Kayu and its eateries. To top it off, there are some shops to be available at High Park. Therefore, High Park’s extensive suite of family-friendly facilities and services makes it a perfect bookend to this article and probably why it was voted best condo development at the 2017 PropertyGuru Awards for its practicality and family-friendliness.

Source: Developer brochure

Source: Developer brochure (High Park)

Choosing the appropriate home for you and your own family is a decision only you can make based on your lifestyle. Some people prefer condos with plenty of features and facilities while for others, it’s irrelevant how large the pool is; they’re only in it because of convenience or they have a bit more buying power.

Ultimately though, purchasing a condo for family-friendly facilities is to think short-term. Not a whole lot of people are committed to utilising the facilities consistently a few months or even a year after they’ve moved in and the novelty has settled. Look for projects with more holistic features, such as High Park and Grandeur Park’s classes. Having access to yoga, aerobics and even music lessons are timeless attributes compared to things like a kid’s pool.

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CapitaLand builds residential project in Vietnam

d'Edge Thao Dien

Strategically located in the heart of Thao Dien, d’Edge is at the epicentre of an ultimate metropolitan lifestyle befitting a global standard. (Photo: CapitaLand)

Singapore-listed CapitaLand has invested $53.5 million to acquire a 1.45ha site in Ho Chi Minh City, Vietnam, where it intends to build an 870-unit residential project with a gross development value (GDV) of US$177 million (approx. S$247 million).

The property developer announced on Thursday (16 November) that the unnamed development in District 4 marks its ninth housing project in the capital and 11th in the country.

“For the first time in Vietnam, we plan to introduce dual-key apartments to cater to the young and vibrant rental market in District 4 and to attract potential investors,” said Chen Lian Pang, CEO of CapitaLand Vietnam.

In particular, the newest development consists of three 24-storey towers — one triple block and two single blocks — with retail units on the lower levels. On average, the apartments will measure about 79 sq m.

The company embarked on its latest acquisition after recording robust property sales in the country so far this year. As of 30 September, its sales soared to $412.9 million, exceeding the $282.1 million for the whole of 2016.

“2017 marks a record year of growth for CapitaLand in Vietnam with the highest home sales value achieved in nine months, surpassing that of FY2016 by close to 50 percent,” noted Chen.

Moreover, d’Edge Thao Dien project in Ho Chi Minh City sold nearly all of its 273 units in less than two months after its launch last July.

“This is a testament of customer confidence in the CapitaLand brand and underscores the strong demand for quality projects in Vietnam. With our latest development in a prime location, we are optimistic that it will similarly be well-received.”

Aside from being a five-minute drive from Districts 1 and 7, residents in the latest project will enjoy breath-taking views of Saigon River and the city skyline.

With the newest acquisition, CapitaLand now has 11 housing projects, 21 serviced residences totalling 4,700 units and one Grade A office development across six cities in Vietnam.

Furthermore, the country represents its third largest market after Singapore and Malaysia, with $2 billion gross assets under management there as of 30 September 2017.

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Royalville’s tender closing date extended to 30 Nov


Royalville is a freehold apartment development completed in 1988 which comprises of 93 units. (Photo: Edmund Tie & Company)

The tender closing date for Royalville at Bukit Timah Road will be extended from 10 November to 30 November, revealed its marketing agent Edmund Tie & Company.

Nestled on a 16,181.5 sq m (174,176 sq ft) site, Royalville has a gross plot ratio of 1.4 and was zoned for residential use under Master Plan 2014.

The development enjoys excellent accessibility and connectivity as it is located near Sixth Avenue MRT Station as well as various lifestyle destinations like Holland Village, The Grand Stand, the Singapore Botanic Gardens and Dempsey Hill. Nearby schools include Methodist Girls’ School (Primary), Raffles Girls’ Primary School, Nanyang Primary School, Henry Park Primary School, National Junior College and Hwa Chong Institution.

Well served by expressways and major roads such as Pan Island Expressway (PIE), Bukit Timah Expressway (BKE), Bukit Timah Road, Sixth Avenue, Dunearn Road, Eng Neo Avenue and Holland Road, the site also enjoys excellent connectivity to the central business district and the Orchard Road shopping belt.

The site has been launched for collective sale by owners for $368 million, which works out to a land rate of $1,509 psf per plot ratio (psf ppr), with no development charge payable.

“Inclusive of additional 10 percent bonus balcony area and development charge of approximately $1.16 million, the land rate works out to $1,376 psf ppr,” said Edmund Tie & Company.

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Lorong Kismis Freehold Land Homes

Kismis Residences Lorong Kismis is built to present a modern contemporary architectural design with sophisticated touch & interesting façade expression. All units has a huge built up featuring a basement entertainment room, 3 stories and a attic. Corner terraces are sitting on a 2150 sq ft / 200 sqm plot of land with built up of 5050 sq ft to 5400 sq ft while the intermediate terraces has a land size 1600 sq ft / 150 sqm with built up of 4700 sq ft to 5200 sq ft. Every unit of Kismis Residences comprise of a home lift that has access to all levels including basement and attic to bring convenience to the next level. They are also fully equipped with high quality European kitchen appliances and wardrobes from the likes of Bosch, Duravit, Hansgrohe and Pianca.

Kismis Residences price will start from only $4,155,240 for an intermediate corner terrace with a 1657 sq f of land size and 5,231 sq ft of built up space. As all units are already built up as livable and brand new, buyers will be able to save a lot of time on rebuilding, architect meetings and the stress to go through during construction. With all units fully fitted, the Kismis Residences new freehold landed psf of less than $800 on the built up area is extremely worthwhile!

Abundance of convenience – Kismis Residences review has it that there are an abundance of convenience and amenities surrounding such as Jem Shopping Mall, Westgate Shopping Mall, JCube Shopping Center, Big Box and IMM @ Jurong East Central, Cheong Chin Nam Road where all the famous local delicacies are, HillV2 Mall at Hillview where upmarket stores like Starbucks Wine Connection, Dean & Deluca, Starker Bistro and MarketPlace is operating.

Within 1 km radius, There are 3 shopping malls namely Beauty World center, Beauty World Plaza, and Bukit Timah Shopping Center where plenty of specialty stores, supermarket, Hawker centers are located.

Go make an appointment to view the Kismis Residences showflat NOW!

Kampung Admiralty gets highest accolade for landscape architecture

Kampung Admiralty

Featuring a “vertical kampung” design, Kampung Admiralty complex is poised to receive an award for outstanding landscape architecture today, reported The Straits Times.

The 11-storey hub, which integrates residential units with shops, eldercare and childcare centres and medical facilities, also boasts of a combined rooftop community park, rainwater catchment area and edible garden.

The building will receive this year’s Outstanding Award, which is the highest accolade, at the Skyrise Greenery Awards.

Now in its seventh edition, the awards were launched in 2008 by the National Parks Board (NParks) to recognise excellence in landscape architecture within the city-state.

Thirteen other developments are also set to receive Excellence Awards for their excellence in skyrise greenery designs or Special Awards for certain merits like an edible rooftop garden.

Submissions were evaluated based on building types: community facilities, educational institutions, commercial or industrial, small-scale residentials and multi-unit residentials.

Prizes include certificates, plaques and trophies for all the winning developers. However, the Outstanding, Excellence and Special Awards winners will also receive S$8,000, S$1,500 and S$500, respectively.

NParks revealed that their work with various agencies to take on innovative approach towards Singapore’s land scarcity and rapid urban development by building greenery within urban landscapes had set the stage for the biennial awards’ creation.

This year’s awards saw a record submission of 177, up 40 percent from 2015.

The Skyrise Greenery Awards form part of the International Skyrise Greenery Conference, which runs until tomorrow, in conjunction with this year’s international GreenUrbanScape Asia (Gusa) conference.

Held until Sunday at the Singapore Expo, Gusa features exhibitions on the latest greenery projects, urban methods and technology.

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Government urges private home owners with short remaining leases to plan ahead

Residential District in Singapore

The government encourages Singaporeans residing in properties with short remaining leases to plan ahead and look for alternative housing early, said the Ministry of National Development in a written answer to Parliament on Monday.

It noted that seniors have various housing options, including short-lease 2-room flexi flats which has no debarment period for purchase.

“Residents can approach agencies for assistance if they need help transitioning to their next housing arrangement,” it added.

The statement was made in reply to the question of Cheryl Chan Wei Ling, MP for Fengshan SMC, who also asked on what measures are taken by the government to ensure that the neighbourhood of private housing estates will not be disproportionately populated by foreign workers or short-term rentals.

To minimise disturbance to neighbours and safeguard the residential environment of private housing estates, private homeowners are allowed to rent out their properties for a minimum period of three months, with each housing unit having a maximum of six unrelated occupants only, said the ministry.

“URA will proactively enforce against subletting arrangements that flout the rules, including prosecuting egregious offenders in court.”

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