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Mixed Developments in
- Middle Road
- Tan Quee Lan Street and
- Beach Road

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The Urban Redevelopment Authority Singapore (URA) has 3 mixed development sites in City Centre, namely in Beach Road, Middle Road and Tan Quee Lan Street. as part of Government Land Sales (GLS) Singapore. They are listed under the confirmed list of sites and are allocated to be developed into high rise commercial cum office developments.

 Midtown Suite Guoco

The land parcel in Beach Road is bounded by Nicholl Highway, Beach Road and Rochor Road- GuocoLand won the top bid of S$1.62 billion, which translates to about S$1,706 per square foor per plot ratio. (psf ppr). Midtown Bay

The 99-year leasehold site at Beach Road is made up of two plots: a 226,332 sq ft site and a subterranean stratum with a site area of 12,648 sq ft. The former Beach Road Police Station sits on this site and occupies approximately 24,757 sq ft of Plot 1. The maximum permissible gross floor area (inclusive of the old police station) is 950,593 sq ft, of which a minimum 70% is designated for office use. The balance can be allocated for additional office space, retail (subject to a maximum GFA of 32,292 sq ft), commercial school, hotel, serviced apartment or residential uses.

As at 3Q2017, the Beach Road-Ophir Road-Rochor corridor has more than 1.6 million sq ft of Grade-A office space, with average monthly gross rents of $8.50 psf per month.

The monthly rents of newer developments in the Beach Road area have an average rate of $10.30 psf per month based on REALIS data. This brings it on a par with office rents in the Raffles Place area, where rents average $12.30 psf per month.

Located within the City Hall office micro-market, residents and workers in this development, call Guoco Midtown, will have access to four MRT lines – East-West Line, Downtown Line, North-South Line and the Circle Line. With these, they can travel to Marina Centre and Bugis, as well as other parts of Singapore. In fact, Guoco Midtown will have direct underground access to Bugis MRT interchange and above ground links to projects within the vicinity.

Aside from having stunning views over Orchard Road, Kallang Basin, Marina Bay and the sea, the project is accessible via major arterial roads like Nicoll Highway and upcoming North-South Corridor.

Middle Road surrounding

The land parcel in Middle Road is bounded by North Bridge Road, Liang Seah Street, Beach Road and Middle Road. It has a site area of about 80,300 square feet and come with a commercial space of 16,146 square feet. It will house approximately 390 residential apartments. Wingcharm Investment, a unit of Wing Tai Holdings won the top bid of S$492 million, which translates into S$1,458 psf ppr.

Tan Quee Lan location

The land parcel in Tan Quee Lan Street is bounded by North Bridge Road, Tan Quee Lan Street, Rochor Road and Beach Road. It has a site area of 124,117.5 square feet of land with a commercial space of 21,528 square feet and will house approximately 585 residential apartments.


New Mixed-Development Launch in Beach Road- Amenities
New Mixed Development in Beach Road is near to many shopping centres which it future residents will find many shopping, dining, entertainment and leisure facilities that are just short distances away from their homes. Some of the nearby shopping centres include Suntec City, Bugis+, Bugis Junction, Albert Complex, City Square Mall, The Verge and Mustafa Centre. To access to economical and yummy local delights, future residents can also head down to one of the many nearby food centres such as Golden Mile Food Centre, North Bridge Road Market And Food Centre, Berseh Food Centre, Queen Street Block 270 Market and Food Centre, Tekka Market, Upper Boon Keng Road Block 17 Market & Food Centre and Bendemeer Road Block 29 Market And Food Centre where they can find many local food stalls available.  

New Mixed-Development Launch in Beach Road- Connectivity
The Bugis Train Station which service East West Line is a short distance, 300 metres away. Owners and tenants will enjoy the conveniences of Bugis Downtown Line Station. It will be a breeze for occupiers to commute to any part of the island. Traveling to Orchard or the CBD is just a 4 minutes’ train ride. For drivers, it, a mere 5 minutes’ drive will take you from this mixed development at Beach Road to Orchard and the financial district. Mixed development at Beach Road is also easily accessed to the East Coast Parkway (ECP) and the Central Expressway (CTE) which makes it hassle free to get to any part of Singapore.


New Mixed-Development Launch in Beach Road- Education
New Condo at Beach Road  is near to schools such as Stamford Primary School, Farrer Park Primary School and St Margaret Primary School and School of the Arts. It is also less than 2 km away from the Singapore Management University and international school such as Insworld Institute. Some of the recreations near include Kallang Riverside Park, People’s Association Headquarters, Kallang Water Sports Centre, Jalan Besar Stadium, People’s Association Staff Club and Marina Bay Golf Course.  Schools that are near to Duo Residences include Stamford Primary School, Farrer Park Primary School, St Margaret’s Primary School and also Singapore Management University. Schools include Stamford Primary School, Farrer Park Primary School, St Margaret’s Primary School and also Singapore Management University.

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Another Pretisgious Developments
in Beach Road
Heart of New
Central Financial District

Heart of Tanjong Pagar
Financial District
Wallich Residence with
181 Limited Collection,
Super Penthouse at 21,108sqft

Project  Middle Road New Condo
Developer  Wing Tai Holdings (Wing Charm Investment)
Location  Middle Road
District  07
Tenure  99 years lease
Site Area  80,300 square metres/ 864,349 square feet
GFA:   sqft
Plot Ratio  4.2
Expected TOP:
Total Units Approximately 390 residential apartments
Total Carpark
Development  Mixed development comprising of 1,500 square metres of commercial space and approximatley 390 residential units 
Unit Type:
Eligibility SC, SPR and Foreigner can buy (No Restriction)
Project  Tan Quee Lan Street New Condo
Location  Tan Quee Lan Street
District  07
Tenure 99 years lease
Site Area  11,530 square metres/ 124,117.5 square feet
GFA:   48,429.5 square metres/ 521,295 square feet
Plot Ratio  4.2
Expected TOP:
Total Units  Approximately 585 residential apartments
Total Carpark
Development  Mixed development comprising of 2,000 square metres of commercial space and approximatley 585 residential units 
Unit Type:
Eligibility SC, SPR and Foreigner can buy
Project  Beach Road Condo- A New Mixed Office cum Residential Development- Please Ciick HERE
Developer  GuocoLand
Location  Beach Road
District  07
Tenure 99 years lease
Site Area   sqft
GFA:   88,312 square metres/ 950,592 square feet
Plot Ratio
Expected TOP:
Total Units
Total Carpark
Development  A Mixed Development comprising of Office Space, Retail Commercial and Residential component Midtown Bay
Unit Type:
Eligibility SC, SPR and Foreigner can buy (No Restriction)


This land parcel in Beach Road includes an underground space of 12,648 sqft for padestrain link to Duo Residences and to State Land at Tan Quee Lan Street


Commercial- Beach Road

Amenities Near New Mixed Development at Beach Road

Category Important Amenities Near Mixed development in Beach Road Approximate Distance
Train Stations Bugis (EW12/DT14) Downtown Line Due 2015 0.3km
Bus Stop Bef New Seventh Storey Hotel (Bus: 48, 57)
Opp The Gateway (Bus: 100, 107, 107M, 961, 961C, 980)
The Gateway (Bus: 100, 107, 107M, 961, 961C, 980)
Parkview Square (Bus: 7, 32, 51, 61, 63, 80, 145, 175, 197, 851)
Supermarkets Cold Storage
Sheng Siong
Shop N Save
Shopping Malls Shaw Towers
Bugis Junction
Bugis Village
Suntec City
Concourse Shopping Mall
Golden Mile Complex
Millenia Walk
Sim Lim Square
Marina Square
Raffles City
The Verge
Esplanade Mall
Peninsula Shopping Centre
Excelsior Shopping Centre
Funan DigitaLife Mall
Plaza Singapura
Marina Bay Sands
The Central
Orchard Plaza
Schools Preschool
PCF Kampong Glam Blk 2
PCF Kampong Glam Blk 462-3
Rosemary Hall Montessori Kindergarten
Kampong Kapor Methodist Church Kindergarten
PCF Jalan Besar Blk 806
Foochow Methodist Church Kindergarten
Christ Church Kindergarten
Stamford Primary School
Farrer Park Primary School
St Margaret’s Primary School
Outram Secondary School 3.6km
Junior College
Catholic JC 4.0km
Singapore Management University 1.8km
Swedish Supplementary Education School 3.0km
Food Centre Golden Mile Food Centre
Albert Centre Market & Food Centre
North Bridge Road Market/Food Centre
Tekka Market
Lifestyle Kampong Glam Constituency Sports Club
War Memorial Park
Singapore Recreation Club
People’s Association HQ
Esplanade Park
Kallang Riverside Park
PA Water-Venture – Kallang
Jalan Besar Stadium
The Legends
Fort Canning Park
Marina Bay Golf Course
Singapore Sports Hub
PWD Sports Club
Singapore Indoor Stadium
HomeTeamNS @ UE Shopping Mall
Civil Service Club @ Tessensohn
Singapore Khalsa Association


The Facilities and Site Plan of New Launch in Beach Road are currently seeking approval from relevant authorities.

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The plans to further grow the Central Business District (CBD) is underway with the launch for tender of a prime 2.7 ha white site in the Beach Road/Ophir-Rochor Corridor on 30 June 2008 by the URA.

In URA’s draft Master Plan 2008 for the Central Region, Ophir-Rochor is envisioned as a new growth area and a natural extension from the Marina Centre. The area will feature exciting 24/7 integrated mixed-use developments with offices, hotels, residential and other complementary facilities set within an attractive garden-like environment. The area is expected to be developed over the next 10 to 15 years.

As part of the larger Beach Road/Ophir-Rochor Corridor, the new developments in this area are expected to inject greater vibrancy and activities into this part of the city and form a new office cluster for financial and business institutions that will complement the existing financial district at Raffles Place and Marina Bay.

Flanked by the charming historical districts of Kampong Glam and Beach Road as well as being in close proximity to the bustling arts, cultural, entertainment and educational hub at Bras Basah.Bugis, this new growth area has the potential to be an exciting commercial hub offering a diverse range of entertainment, cultural and lifestyle attractions. It will offer a unique setting for one to work and live in, and also to enjoy all the conveniences of being in the heart of the city.

Well connected by rail and road networks

This future development will have direct basement level connections to the new Bugis Interchange MRT station, immediate access to the existing East-West Rapid Transit System (RTS) line and to the recently announced Downtown RTS line scheduled to run in 2013. This means convenient rail connection to the financial and business hub at Raffles Place and Marina Bay, and to the shopping, dining and entertainment destinations at Orchard Road and Singapore River. There is also direct access to Singapore Changi Airport via the East Coast Parkway.

An exciting new development area building upon the existing office, hotel and convention hub at Marina Centre

Flanked by the bustling arts, culture, learning and entertainment precinct at Bras Basah.Bugis and the historic district of Kampong Glam and Beach Road Conservation area, there will be a myriad of opportunities for relaxation, culture and recreation.

The existing vibrant, street-level experience within the area will be extended through a series of active courtyards, linkways and plazas, lined by pedestrian-oriented activities and uses.

Lushly landscaped spaces combined with the existing mature roadside trees will create a unique, park-like ‘campus’ setting. The greenery will extend upwards through the buildings into roof gardens, sky terraces and balconies.

Attractive and pedestrian-friendly environment

The vision is for a quality development set within a distinctive lush tropical garden-setting. The development will draw inspiration from the street-based character of the adjacent Kampong Glam Historic District and the Beach Road Conservation. It will also feature a pedestrian-friendly environment with attractive public spaces such as plazas and courtyards.

Defining landmark within the city centre

Given its strategic location, the development is envisaged to be of high quality design, marking this northern gateway into the city. Buildings can tower up to 40 storeys high and the public can look forward to an observation deck within the development providing unobstructed panoramic views across the city to Marina Bay and the future Sports Hub at Kallang.


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.
  1. 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.

  1. 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.

  1. 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.

  1. 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.


The Urban Redevelopment Authority (URA) closed tender for the site at Middle Road. The winning bid went to Wingcharm Investment, a unit of Wing Tai Holdings, for $491.99m.

A final decision on the award will be publicised at a later date after the bids have been evaluated.

Tricia Song, head of research for Singapore, Colliers International, commented that the Middle Road site (zoned residential with 1st storey commercial) garnered positive response with 10 bidders – the highest number of contenders for a residential GLS site since Mattar Road site in May 2018.


“Although the site was hotly contested, the bid prices were fairly conservative in our view, with the bulk of the bids bunched below $1,300 psf ppr,” Song said.

“The site fell within the Central Area, and hence will not be subject to minimum unit size. It can build 375 residential units and up to 1,500 sqm of commercial space on the first floor. There are two zones: the low-rise zone which can go up to six storeys, and a high-rise zone which can go up to 20 storeys. We expect a potential selling price of $2,200-2,300 psf,” Song added.

Source: Singapore Business Review


 Mixed Development Tan Quee Lan Street


SINGAPORE — Property giant GuocoLand snagged a plum commercial site on Beach Road for S$1.62 billion, after its subsidiaries won the tender from the Urban Redevelopment Authority as top bidder on Tuesday (Oct 3).

Beach Road Tender

The 99-year leasehold plot of land was put up for tender on July 6 from the Reserve List of the Government Land Sales programme.

It has a maximum permissible gross floor area of 950,592sqf. Under the tender requirements, a minimum of 665,424sqf must be developed for office usage, while the balance area can be developed for hotel, serviced apartments, residential or retail uses, subject to a maximum of 32,292sqf for retail.

The site includes a building which is the former Beach Road Police Station, and is meant to be conserved and restored, as stated in the requirements when the bid was put out.

GuocoLand subsidiaries GLL Prosper and GLL Thrive will be developing the awarded plot.

Responding to the bid outcome, the property giant said in a statement that it intends to bring “a distinctive, trailblazing development” to Beach Road that would help transform the Bugis district.

Mr Raymond Choong, group president and chief executive officer of GuocoLand Limited, said that the group has “ambitious plans” to create an innovative development which would set a “new standard” in the location.

“Drawing on our experience at Tanjong Pagar Centre and cognisant of the changing needs resulting from new technologies, new businesses and new lifestyles, a new destination will emerge on Beach Road, which combines the best of architectural design, efficiency, environmental sustainability and culture to serve the changing ‘work-live-play’ trends,” he said.

Mr Cheng Hsing Yao, group managing director of GuocoLand Singapore, said that there are plans to introduce a futuristic project in line with this goal, but did not elaborate. “The large site gives us a lot of space to create amenities and we will take full advantage of the spectacular views towards Marina Bay and Kallang Basin,” he said.

Asked to comment on the results, Mr Eugene Lim, key executive officer of ERA Realty Network, said: “The winning bid was higher than the S$1.138 billion trigger price, so it was within expectations that the tender would be awarded.”

Ms Christine Li, director of research at real-estate services firm Cushman & Wakefield, said that even though the bid price is bullish, the key is to maximise the overall efficiency of the project.

The site is likely to have a mix of residential, office and retail spaces, she added. “This is because the residential segment has staged a rebound and it will be good for GuocoLand to include residential (space) within such a prime mixed-use development that is hard to come by.

“My guess is that the residential component would be priced at around S$2,200-2,400 psf when it’s launched for sale in the next 12 to 18 months. The residential segment will appeal to those who enjoys urban living and would like to have convenience right at their doorsteps.”

Source: Today On Line september 2017


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