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SENGKANG OVERVIEW

Sengkang is a sub-urban town in the north-eastern part of Singapore. The town is bounded by the Tampines Expressway (TPE) to the north, Sungei Serangoon (Serangoon River) to the east, Buangkok Drive to the south and Jalan Kayu to the west. Sungei Punggol (Punggol River) cuts through the new town, and divides the town into Sengkang East and Sengkang West.

A new industrial area, 'Sengkang West Industrial Area', is to be built to the west of Jalan Kayu in the near future, bounded by a road which is estimated to be completed this year. The new road, Sengkang West Road, begins where Yio Chu Kang Road and Jalan Kayu intersect, passes through the Fernvale neighbourhood, cuts through TPE across the proposed Seletar Aerospace Flyover and links to the future upgraded Seletar Aerospace Park.

Sengkang is well connected to other parts of the island with the North East MRT Line (NEL) at Sengkang MRT Station and Sengkang LRT that have direct access to Sengkang Bus Interchange which provide residents with convenient public transport.

• 1 MRT stop to Punggol Town Centre- Upcoming S$1 Billion Mega Mall cum residential/ Horse Riding
• 2 MRT stop to Hougang Mall and Bus interchange
• 3 MRT stops to Heartland Mall and Bus Interchange, Kovan Market and Food centre
• 4 MRT stops to Serangoon MRT Interchange which serves Circle Line, Bus interchange, NEX mega mall
• For vehicle owners, it will take less than 30 minutes drive to Tampines Regional Centre, Changi Business Park, Changi Airport and vibrant Orchard Road shopping district. Island wide connectivity via Tampines Expressway TPE, CTE, and SLE.

• The completion of Sengkang West Road to ease the traffic to Seletar Aerospace Park and Sengkang West Industrial Estate
• Widening and expansion of CTE/ SLE/ TPE/KPE, between Jalan Kayu flyover and Punggol West Flyover and construction of road between TPE and Yishun Ave 6

• Sengkang Sports and Recreation Centre- Sitted on a 4 hectares of land besides Sungei Punggol and houses a community club and features sports facilities including 4 swimming pools
• Sengkang Riverside Park- The park has unique water features , a constructed wetland that collects and filters rain waters naturally through its aquatic plants. The wetland doubles as a wildlife habitat and attracts many mangrove birds nto the park such as purple heron, collared kingfisher and little tern.
• Sengkang Sculpture Park- For leisure in the park and sculptural playground.
• Sengkang Hockey Stadium- State of art hockey pitches. Held 2010 Youth Olympics Games.
• Enjoy jogging, cycling via the scenic North Eastern Riverine Loop
• Marina Country Club
• Seletar Country Club

• Sengkang General Hospital by 2020
• Seletar Aerospace Park
• Sengkang West Industrial Park

BENEFITS OF LIVING IN MIXED DEVELOPMENTS IN SINGAPORE

Live, Work and Play – the philosophy that everyone in the world tries to attain. The ability to concentrate at work, the convenience of going home, and the availability of various recreational activities all within easy access. Who wouldn’t want this kind of lifestyle? In a busy country like Singapore, where the economy and global population has always been on the upside, it is not impossible to experience this ambitious way of living. With the rise of mixed development properties, the “live, work, play” philosophy is now made imaginable.

In a land-scarce country, addressing the concerns of creating residential properties while mixing urban livability has always been a major problem. Being able to offer homes and amenities all at the same time is not easy, but possible. With mixed development properties, residents can enjoy the convenience of having commercial spaces right where they live. From supermarket, grocery store, restaurants, pubs, retail shops, beauty salons, clothing stores and cinemas – you literally have a mall just below your unit.

Mixed-used development is a type of urban housing that combines residential and commercial spaces in one. Other services can likewise be integrated into the development such as industrial, cultural and institutional trades. Mixed developments can be a single building, city block or complex of buildings that forms a community.

Residential units plus shopping mall is the most common type of mixed development in Singapore. Usually, the shopping mall is located on the first few floors while above are the residential units. There are also mixed developments with integrated hotel rooms inside the building.

5 Benefits of Mixed Developments Singapore

Utmost convenience and accessibility are not the only advantages of mixed developments. It’s more than just a residential unit and shopping mall combined as one. While most people see mixed developments as something risky for their private life, there’s more to these properties than privacy issues. Check out their advantages below.

1. Unparalleled Convenience

Convenience at its finest is the ultimate advantage of mixed development properties. With everything you need right within reach, you don’t have to travel far from home just to fetch daily necessities. From doing your grocery to obtaining basic supplies, you can even buy a brand new shoes or shirt just by going down on your unit. Bringing retail therapy close to home has many advantages such as:

• You don’t have to strain your arms travelling with huge grocery bags on your hand.
• Restaurants and food shops within the building provides an easy access to sumptuous meals.
• Driving away from home just to visit shopping malls is virtually not needed.
• You don’t have to rush from home just to catch your favorite movie.
• You can even find a work right inside the building saving you tons of precious time and money.
• With different recreational activities within reach, it’s impossible to have a dull moment.

2. Saving Costs

There are many advantages of mixed developments, to one of which is that your expenditures will be greatly minimized. The cost of fuel is on all-time high, and by reducing the need to travel, it allows you to save a huge amount of sum. Also, you don’t have to pay parking fees and take public transport just to buy a bag of chips or frozen meats. Right within your development grounds are various stores to cater all your needs. Less travel definitely means less spending.

3. Higher Chances of Passive Income

They say that properties close to MRT stations always fetch higher rental income, but this isn’t always the case. The added benefit of having a mall just below your unit can likewise fetch high rental income. Mixed developments are attractive to tenants because of the convenience and accessibility it brings. Tenants are willing to shell out more provided that they have everything they need in just one roof. Additionally, since there are office spaces and employees within the development, it equates to unlimited supply of possible tenants.

4. Increasing Location Value

There is a common notion that mixed-used developments are only for affluent people. Why? Because most of them are priced so high that a low income Singaporean won’t be able to afford. While this might be true in some forms, it plays a huge role on increasing the intrinsic value of the district or location. With affluent people flocking the area, it significantly intensifies the reputation of the district. Attracting more wealthy spenders, it makes the area a highly “desirable” location.

5. Flexible Investment

Last but definitely not the least benefits of mixed developments Singapore is its flexibility to hold your investmentdepending on your desires. If you decide to let go of your unit, listing it on the open market is a great option. Keep in mind that a well-designed mixed-used development sitting on a great location can draw hundreds of potential buyers. Furthermore, you could sell your unit to foreigners since most of them are attracted on convenient city living. On the other hand, if you don’t want to let go of your property, there’s always a possibility of renting it out to gain valuable income.

Caveat Emptor

Behind the many benefits of mixed developments Singapore are disadvantages that buyers should be aware of. Not everything about mixed developments are wonderfully great, there are drawbacks that you need to consider such as:

• Overcrowding and high-density living
• Industrial noise from shops, pubs and restaurants
• Privacy issues with people loitering around your home
• More expensive than regular condominiums
• Possibility of parking shortage as shoppers get prioritized

Final thoughts…

We can’t deny the fact that Singapore is indeed an overcrowded country. And as the economy grows, with people coming in from all parts of the world, expect to see more mixed-used properties being developed from time to time. Before handling over that cash, consider the many benefits of mixed developments Singapore but don’t forget to ponder on its drawbacks.

The addition of having utmost convenience and accessibility to everything are the driving factors of mixed-used properties. These reasons and more makes them uniquely wonderful and practically stellar.

JOINT VENTURE BETWEEN CAPITALAND and CDL WON TOP BID FOR GLS MIXED DEVELOPMENT LAND PARCEL IN SENGKANG CENTRAL BUANGKOK MRT

SINGAPORE - A CapitaLand and City Developments Ltd (CDL) tie-up has clinched a commercial and residential site in Sengkang Central. Their winning bid of $777.78 million works out to $923.59 per square foot per plot ratio (psf ppr) for the 99-year leasehold site next to Buangkok MRT Station.

In a joint release on Thursday evening, CapitaLand and CDL said their joint venture will transform the 3.7-hectare site in Sengkang Central, the largest commercial and residential site awarded since 2015 - into an integrated community hub with 700 residential apartments, meeting the needs of residents in Buangkok with amenities such as a hawker centre, community club, childcare centre, retail shops, as well as public rail and bus transport facilities sited in a one-stop location.

The integrated development is targeted for completion in the first half of 2022, they added.

The winning bid was the highest of the four shortlisted tenderers for the dual-envelope (concept and price) tender, said the Urban Redevelopment Authority, which awarded the site on Thursday.

The other three shortlisted bids came from:-

A tie-up between Perennial Singapore and Qingjian Realty, which bid nearly S$682 million or S$809.86 psf ppr;

A Singapore Press Holdings and Kajima Development tie-up, which bid S$636.39 million or S$755.69 psf ppr; and

A Wing Tai Holdings and Keppel Land tie-up, which bid S$608.9 million or S$723.05 psf ppr.

These four bids were shortlisted from the seven bids submitted by six tenderers; one of the tenderers submitted two concept proposals.

All bidders were required to submit their concept proposals and tender prices in two separate envelopes.

At the first stage of the tender process, those concept proposals that had substantially satisfied the evaluation criteria were shortlisted by the Concept Evaluation Committee (CEC) to proceed to the second stage of tender evaluation.

At the second stage, only the price envelopes submitted by the tenderers of the four shortlisted concept proposals were opened for consideration. The Sengkang Central site was then awarded to the tenderer with the highest bid among the tenderers with shortlisted concept proposals.

The proposed mixed-use development will have an integrated community and transport hub with a bus interchange on the first storey, a hawker centre on the second storey and a community club that spans across three storeys.

CapitaLand president and group chief executive Lim Ming Yan, said: "CapitaLand looks forward to partnering CDL to shape and transform the Sengkang Central site into a landmark development that will be an identity marker and new focal point for the Buangkok neighbourhood."

"We see tremendous potential in this site which has exceptional attributes," CDL group chief executive Sherman Kwek said.

"Various amenities and recreational facilities such as a hawker centre, childcare centre and civic plaza will be right at residents' doorsteps, giving rise to a vibrant and bustling community in Sengkang Central".

Source: Straits Times 16th August 2018

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