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Amenities Near New Condo at former site of Eunosville

FACILITIES SITE and FLOOR PLANS PLAN E-BROCHURE

The Facilities and Site plan of new condo launch at the former site of Eunosville, along Sims Avenue, opposite of Eunos MRT Station, are currently seeking approval from relevant authorities.

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CENTRAL GEYLANG MASTER PLAN OVERVIEW

Located at the City Fringe, Geylang and Marine Parade are both well developed and highly accessible residential areas with a rich heritage. Residents can expect new and enhanced facilities, better transport connectivity and more opportunities to work near home. 

New Condo next To Eunos MRT Station at Former site of Eunosville- Housing- Better living through a better environment
With a good range of amenities and proximity to the City and East Coast Park, Geylang and Marine Pararde are highly popular housing locations. Future residents will have more choices as these are two mature towns get rejuvenated in the coming years. More facilities will also be added to serve the needs of the growing community.

• A new civic centre, Wisma Geylang Serai precint by 2017 to house a mix of community, cultural and art-related facilities.
• A new future nursing home at Geylang East Central will be built to meet the needs of the elderly.
• More retail options will be available at Paya Lebar Central.

New Condo next To Eunos MRT Station at Former site of Eunosville- Leisure- New reasons to be outdoors
Those living in Geylang and Marine Parade do not have to travel far for their daily doze of the outdoors. Not only do they have access to a number of East Coast Park within reach, they also have access to a number of smaller parks and an extensive networks of park connectors. By 2030, most residents will be living just 400 metres of a park or park connector as greening efforts continue.

• More neighbourhood parks will be provided at various locations
• A new park connector will be built between the Paya Lebar and Eunos MRT Stations with a future extensions towards Geylang River.

Other developments that will further promote outdoor activities include:

• An expansion of the cycling network
• Improvements at Geylang River under PUB's active, beautiful Clean (ABC) Waters programme. For instance, the existing concrete canal from Dunman Road to Gillemard Road will be enhanced with more greenery and new communal spaces.
• The upgrading of Haig Walk under the Estate Upgrading Programme (EUP).

New Condo next To Eunos MRT Station at Former site of Eunosville- Transport- Quicker ways to travel
Residents in Geylang and Marine Parade can expect smoother and faster journeys with the following enhacements to the roads and public transport networks.

• The Downtown Line (DTL) will have 3 new MRT Stations serving the Geylang areas by 2017, namely Mattar, Macpherson and Ubi. Macpherson will also be an interchange station connecting with the Circle Line
• The Eastern Region Line (under study), expected to be completed by 2020 will give tremendous boost to the public transport connectivity of Marine Parade and slash travel time to the city and Change.
• Ongoing road widening works along Sims Way, Mountbatten Road and Fort Road will support the upcoming development in the area
• A new vehicular underpass at the junction of Sims Way and Mounbatten Road will facilitate the flow of traffic exiting Kallang- Paya Lebar Expressway (KPE) towards the city and the Sports Hub.  

New Condo next To Eunos MRT Station at Former site of Eunosville- Economy- Nuturing a growth centre and creating jobs
New commercial developemnts will continue to come onstream over the next few years , offering exciting opportunities for new businesses and bringing jobs closer to homes.

Many new developments will be sprouting up and around Paya Lebar Central, a new sub regonal centre. A number of projects are already underway including the Workforce Development Agency (WDA) Continuing Education and Training (CET) Campus East. Paya Lebar Square and One KM. A future commecial development has also been made available at Tanjong Katong Road/Sims Avenue. 

NEW CONDO AT EUNOS IS ONE MRT STOP TO FUTURE PAYA LEBAR COMMERCIAL HUB

URA Decentralisation Strategy- Paya Lebar Central- A Vibrant Commercial Hub

Paya Lebar Central and Jurong Lake District are the two new decentralised hubs that are part of the government’s plan to bring jobs closer to home and ease congestion in the CBD. To realise its vision for Paya Lebar Central, the URA had said it intends to put up for sale about 12ha (1.29 million sq ft) of land around the Paya Lebar MRT station for development. This will translate to about 5.38 million sq ft of commercial space, with the largest developments to be concentrated around the junction of Tanjong Katong Road and Sims Avenue, to anchor the area with retail, hotel and office developments, according to URA.

Paya Lebar Central looks set to welcome a new hive of activity with offices, hotels, retail and attractive public spaces planned for it. URA’s larger decentralisation strategy in the Concept Plan to provide alternatives for businesses and jobs closer to homes. The other commercial hubs under URA's larger decentralisation strategy in the Concept Plans to provide alternatives for businesses and jobs closer to homes include Tampines Regional Centre and Woodlands Regional Centre.

Part of the attraction of Paya Lebar is the eclectic mix of old and new and the different types of occupiers. This mix gives the area character and ensures that it is vibrant. The addition of Paya Lebar Square, the new One KM and the rejuvenation of Singapore Post Centre are just what is needed for a comprehensive transformation of the Paya Lebar commercial hub.

Paya Lebar Central- Transforming Paya Lebar

The area around the Paya Lebar MRT interchange station is undergoing a massive transformation. Hoardings have been put up around two plots totalling 422,275 sq ft that will be developed into Paya Lebar Central (PLC), a massive mixed-use scheme by a 70:30 joint venture (JV) between Abu Dhabi Investment Authority (ADIA) and Australian property group Lendlease.

When completed in 2018, PLC will have three Grade-A office towers totalling 874,717 sq ft, a shopping mall with close to half a million sq ft of retail space and more than 400 units in three residential towerse (Park Place Residences). The project will be connected to the Paya Lebar MRT station, which is also an interchange for the East-West and Circle Lines.

The purchase price paid by the JV for the 99-year leasehold site at Paya Lebar Central was $1.67 billion, which translates to $943 psf per plot ratio (psf ppr). PLC will be the first mixe-use scheme with residences that is linked directly to the Paya Lebar MRT Inter change station. That will attract both homebuyers and investors.

One KM Mall- Katong Regency

The nearest residential project is Katong Regency, which sits on top of One KM shopping mall and was completed earlier this year. The project is a five-minute walk to the Paya Lebar MRT station and units in the freehold development were fully sold within the first week of its launch in 2012. The average price then was $1,600 psf, although some of the one-bedroom units of 581 sq ft achieved highs of $2,009 psf.

One KM has a wide mix of retail and F&B offerings, as well as a cluster of enrichment centres. The 210,000 sq ft mall has a total of 150 shops and was considered the first full-fledged shopping mall in Paya Lebar when it opened in December 2014.

Paya Lebar Square

The first 99-year leasehold commercial site in the new Paya Lebar Central precinct to be launched for sale by URA was in January 2011; it drew 10 bids at the close of its tender in April that year. The winning bid went to a consortium comprising Low Keng Huat, Guthrie GTS and Sun Venture Group, which paid $586 million ($872 psf ppr) for the site, which has since been developed into Paya Lebar Square.

Paya Lebar Square, completed in November 2014, has a three-storey retail podium with 95,000 sq ft of retail space and is linked to the MRT station. It has a 10-storey office block with 556 strata office units that were offered for sale in 2012 at an average price of $1,750 psf. Recent strata office units have changed hands at $2,003 to $2,150 psf, according to caveats lodged for units sold from October to December. Meanwhile, the strata office units are being listed for rent with rates ranging from $2,000 a month ($3.64 psf) for a 549 sq ft unit to $8,000 a month ($5.43 psf) for a 1,475 sq ft unit.

Strata offices, especially those that have been divided into very small units, are a completely different niche from the single-owner office buildings aimed at large occupiers, says JLL’s Archibold. While occupiers with space needs of 1,000 to 5,000 sq ft will be attracted to strata-titled buildings, large occupiers looking for 20,000 to 100,000 sq ft of space will want buildings with Grade-A specifications, he adds.

The three Grade-A office towers at PLC will be the first premium office space launched at Paya Lebar Central. Archibold, therefore, expects to see a similar profile of occupiers as those at The Metropolis at one-north, which has two office towers with 1.1 million sq ft. The Metropolis is located next to the Buona Vista MRT station, also an interchange station for the East-West and Circle lines, but in the western region. The Metropolis has just 28 tenants, five of which have taken up space of more than 100,000 sq ft, says Archibold. The project was developed by Ho Bee Land and completed in 2013.

Singapore Post Centre

The transformation at Paya Lebar Central has put the heat on Singapore Post Centre to reinvent itself, especially with the changing retail dynamics and the need to cater to more discerning consumers. At end-October, SingPost announced that it was spending $150 million to add a 269,100 sq ft shopping mall, with four levels and a basement. It will be the first shopping mall in Singapore to house both bricksand- mortar shops and e-commerce retailers.

Spillover

Once PLC is completed in 2018, it will form the cornerstone of the commercial hub. Further sites are likely to be made available for sale — either greenfield land adjacent to Paya Lebar Central or brownfield sites next to Singapore Post Centre — for instance, the car workshops which could be redeveloped. These will form a very significant quantum of development and redevelopment land for the future and will ensure its success as a hub.

The remaking of Paya Lebar has also sparked a rejuvenation of the neighbouring Aljunied and Geylang Road. Located at the corner of Sims Drive and Aljunied Road is GuocoLand’s Sims Urban Oasis, a 1,024-unit project launched in March this year. It has seen a strong pickup in sales over the past two months: 46 units and 39 units were sold in October and November, respectively, at median prices of $1,285 and $1,338 psf.

The transformation of Paya Lebar Central, which is now visible, could have prompted homebuyers to take a second look at the project after seeing the buzz created at the other decentralised hub in Jurong and the other projects in the city fringe, say property agents. The neighbourhood could also benefit from URA’s proposed rezoning of the area bounded by Geylang Road, Lorong 22 Geylang, Guillemard Road and Lorong 4 Geylang for commercial and institutional use from the current residential and institution zoning.

What makes Paya Lebar Central stand out as a commercial hub? Convenience and connectivity

Government’s push for a new decentralised hub in Paya Lebar will be a success. Paya Lebar Central is only a 10 minutes drive from the Central Business District (CBD) and is well connected with three highway connections — the Pan Island Expressway (PIE), East Coast Parkway (ECP) and Nicoll Highway as well as major roads like Sims Avenue, Paya Lebar Road and Changi Road. It is further enhanced with the new Paya Lebar MRT Interchange Station for the Circle Line and East-West Line. It also has the critical mass needed to make the Paya Lebar Commercial Hub works.

Office occupiers are very location- sensitive as they are very conscious of the needs of their staff, Paya Lebar Central is just a 10-minute MRT ride to the Raffles Place MRT interchange station, as well as a 10-minute drive to the CBD. It is, therefore, much closer to the CBD, compared with other decentralised office precincts such as Jurong Gateway in the west, Tampines Regional Centre and Changi Business Park in the east and the future Woodlands Innovation Corridor in the north.

Take-up rate in the office market has slowed in 2015 and is expected to continue in 2016. Global economic headwinds have made companies more cost-sensitive and cautious in their approach to expansion and capital expenditure. However, Lendlease and ADIA’s PLC is slated for completion in 2018, and it will be the only such decentralised office development in the pipeline. PLC will therefore be well-positioned to take advantage of demand from occupiers looking for more cost-effective non-CBD space.

MCL LAND WON TOP BID FOR LAND PARCEL SITE AT SIMS AVENUE, FORMER HUDC EUNOSVILLE NEAR EUNOS MRT, THROUGH COLLECTIVE SALES

The $765m sum secured in en bloc sale is the second highest for a privatised HUDC estate

The collective sale market here is powering ahead with the sale of privatised HUDC estate Eunosville for $765 million - the second-highest price ever for such a property.

The sprawling 330-unit Eunosville, built in the 1980s, could make way for as many as 1,399 units in a new project.

The site has been sold to a Jardine Matheson Group unit, MCL Land, at a price well above expectations.

It is the fourth successful collective sale this year amid recovering sentiment and developers' optimism over residential property.

The price for Eunosville, near Eunos MRT station, is the second-highest achieved in the collective sale of a privatised HUDC project, after Farrer Court sold for about $1.34 billion in 2007, marketing agent OrangeTee said yesterday. It was the estate's second try at a collective sale after an unsuccessful bid in 2013.

The price represents a premium of more than 17 per cent over the $643 million to $653 million the owners had asked for when the site was launched for tender in April.

"The primary home sales market has also seen marked improvements, and developers are starting to make strategic acquisitions of land to position themselves for a recovery of the market," noted Mr Marcus Oh, executive director of business solutions at OrangeTee.

Mr Oh told The Straits Times that the tender for the 376,713 sq ft site with wide frontage onto Changi Road and Sims Avenue attracted competitive bids from eight bidders.

The sale price, with the addition of an estimated $194 million in extra government charges, works out to a land rate of $909 per sq ft per plot ratio. The charges are payable to the state to intensify land use to a gross plot ratio of 2.8 and to top up the lease to a fresh 99 years.

Built in the late 1980s, the project has about 71 years left on the lease. It has 255 maisonettes over six residential blocks and four walk-up apartment blocks with 75 units.

OrangeTee said each owner stands to get about $2.25 million to $2.41 million upon completion of the deal, subject to sale conditions.

Resident Ben Ong, who has been living in Eunosville for 17 years, is sentimental about leaving, even though he recognised that the old estate is in need of renewal.

"It is sad. This is where we raised our children and the location is very convenient. So, I may consider renting and buying a unit at the new development in the future," said Mr Ong, 60, an engineer.

The site could be rebuilt into a 1,399-unit development with an average apartment size of 70 sq m.

Consultancy CBRE said the new units could be sold for an average of about $1,700 to $1,750 psf.

"There is a window of opportunity for collective sales as there are fewer government land sales sites. En bloc projects that are ready to be put up for tender in the next three to six months should get good response," said Mr Galven Tan, director for capital markets at CBRE.

The latest deal came after last week's sale of Rio Casa estate in Hougang and mixed-use development Goh & Goh Building in Upper Bukit Timah Road, and One Tree Hill Gardens in the prime District 10 last month.

Source: Straits Times 1st June 2017

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