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PROJECT DETAILS

 
 

The Urban Redevelopment Authority Singapore (URA) has sold a mixed development site in Beach Road, in 4th quarter of 2017, as part of Government Land Sales (GLS). This land parcel is set in the Central Region of Singapore, bounded by Nicholl Highway, Beach Road and Rochor Road. It is listed under the confirmed list of sites and is allocated to be developed into a high rise commercial cum office development with residential apartments.

 

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).


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.

 

New Condo Launch in Beach Road- A Mixed Development- Connectivity
The Bugis Train Station which service East West Line is a short distance, 300 metres away. Owners and tenants will enjoy the conveniences which Bugis Downtown Line Station opens 2015. 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 is a 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 Condo Launch in Beach Road- A Mixed Development- Education
Schools that are nearby include Stamford Primary School, Farrer Park Primary School, St Margaret’s Primary School and also Singapore Management University. 


New Condo Launch in Beach Road- A Mixed Development- Amenities
When it comes to retail, dining, leisure and entertainment facilities, there are many at the doorsteps with the upcoming generous retail areas. For more dining and retail options, there is also the nearby Bugis Junction, Bugis+, Suntec City, Millenia Walk and Marina Square all within walking distance. There are also many eateries offer at Liang Seah Street and Tan Queen Lan Street which are just minutes’ of stroll away. Other shopping malls which are nearby include Raffles City, The Verge, Esplanade Mall, Peninsula Shopping Centre, Excelsior Shopping Centre, Funan DigitaLife Mall, Plaza Singapura, Marina Bay Sands Shoppes, The Central and Orchard Plaza.

To access to local delicacies, there are many food centres that are located close proximity to Beach Road such as Golden Mile Food Centre, Albert Centre Market & Food Centre, North Bridge Road Market and Food Centre, Tekka Market & Food Centre and Berseh Food Centre.

Mixed development at Beach Road is also close to many recreation clubs and sports hubs which offers endless leisure activities.  The Jalan Besar Stadium Water-Venture at Kallang and the upcoming Singapore Sports Hub will offer countless land sports and sea sports facilities. Its site also also near to various parks, such as  Esplanade Park, Kallang Riverside Park and Fort Canning Park, which provides future residents a moment of tranquility and enjoyment of their surrounding greenery.


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Heart of New
Central Financial District
 

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

 
Project  Beach Road Commercial Cum Office and Residential- A New Mixed Development- Please Click 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
Unit Type:
Architect
Eligibility SC/ SC, SC/SPR and Foreigner can buy

LOCATION and AMENITIES

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

 beach-rd-locmap

Commercial- Beach Road

Amenities Near New Commercial 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)
0.1km
0.1km
0.1km
0.2km
Supermarkets Cold Storage
NTUC
Sheng Siong
Shop N Save
0.4km
0.5km
0.9km
0.9km
Shopping Malls Shaw Towers
Bugis Junction
Bugis+
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
0.3km
0.4km
0.4km
0.4km
0.4km
0.5km
0.7km
0.7km
0.8km
0.8km
0.9km
0.9km
1.0km
1.2km
1.2km
1.3km
1.5km
1.7km
1.8km
2.0km
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
0.5km
0.7km
0.9km
1.0km
1.1km
1.4km
1.8km
Primary
Stamford Primary School
Farrer Park Primary School
St Margaret’s Primary School
0.8km
1.8km
2.0km
Secondary
Outram Secondary School 3.6km
Junior College
Catholic JC 4.0km
Tertiary
Singapore Management University 1.8km
International
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
0.1km
0.4km
1.0km
1.2km
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
0.4km
0.8km
0.9km
1.1km
1.1km
1.1km
1.1km
1.2km
1.5km
1.5km
1.6km
1.8km
1.8km
1.8km
1.9km
1.9km
2.0km

FACILITIES and SITE PLAN E-BROCHURE

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

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BEACH ROAD BUGIS ROCHOR DEVELOPMENTS

  Artist’s impression of future development at Ophir-Rochor Road
*Artist’s impression of future development at Ophir-Rochor Road

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.

Map of Ophir Corridor

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.

LOCATED IN HEART OF KEY GROWTH AREA

City Central Region, Singapore URA Master Plan 2014

Singapore Urban Redevelopment Authority URA Master Plan 2014 envisions some exciting developments for the whole of Singapore's central area including Tanjong Pagar, The Greater Southern Waterfront District,  City Hall, Marina Bay, Suntec and Bugis-Rochor area. The new prime City Central area will be a place for the people to engage community and arts, showcase Singapore's creative and artistic expression and links to Singapore's past and future aspirations. There will be more pedestrian- friendly precincts, public spaces and parks, night lightings and trees.

City Centre at Marina Bay is a unique and dynamic waterfront district, Garden City by the Bay, extending seamlessly from the CBD and it is zoned to be

  • the next CBD, focusing on financial and business related activities
  • More Commercial, residential buildings, hotel and entertainment spots are to be built.
  • It will be a lifesytle destination for variety of water-based activities and events.
  • Exensive road and rail network in the pipeline and 
  • Padestrain bridges that loops attractions and open spaces around the Bay.

Marina South will have

  • a new population catchment as it will have a residential district of 9,000 new homes, with mix-development plan of hotels, offices and entertainment
  • elevated landscape walkway that links the Bay South Garden to Marina South seafront
  • 800 metres padestrain walkway beween the upcoming Marina South and Gardens by the Bay MRT Station
  • underground carpark that allows motorists to drive between buildings that reduce ground level traffic
  • feaures that can collect rain water and harness wind energy
  • continuous waterfront promenade will be creaed from Marina South to Labrador for joggers and cyclists.

Beach Road/ Ophir- Rochor will have abundant conveniences being in the heart of City.

  • It will be further of the CBD with extension of convention, offices and hotel hub of Marina Centre
  • There will be more developments of office cluster for financial business institutions.
  • It will be turned into an exciting Commercial hub, blending with entertainment, cultural and lifestyle.
  • It will be turned into a strategic transport hub, the area will be well connected by rail and road network to many parts of Singapore.
 

Capitalising on Bugis and Bras Basah rich architectural and cultural heritage, URA is embarking on urban renewal efforts to transform it dramatically into Singapore's art, culture. learning and entertainment district.

From the cultural enclave of Kampong Glam to National Arts Gallery in the Civic and Cultural District to high skyscappers in Marina Bay, this growth area in Sturdee Road Condo promises residents a 24/7 city lifestyle. New major landmark developments will transform the city skyline, offering prestigious address locations and spectacular views out across the city. Strategic developments with conservation buildings will continue to inject vibracy, turning it into a lively art and education place, as an emerging commercial hub that will complement Singapore financial district. 

GUOCOLAND WON THE HIGHEST BID FOR GLS MIXED DEVELOPMENT LAND PARCEL SITE IN BEACH ROAD

Developers pay big bucks for a prime Beach Road commercial site, with the top offer coming in at a bumper $1.622 billion, it was announced yesterday.

All five offers were well above the initial trigger price for the 99-year leasehold site. The top $1.622 billion bid was lodged by GuocoLand units GLL Prosper and GLL Thrive, the Urban Redevelopment Authority said yesterday.

It works out to around $1,706 per sq ft (psf) per plot ratio (ppr) for the 2ha site, which has a maximum permissible gross floor area of 950,593 sq ft, of which 70 per cent or more must go to office use.

The plot was on the reserve list of the Government Land Sales programme but was triggered for tender on July 6 after a developer committed to bid at least $1.138 billion, or $1,197 psf ppr.

Beach Road Tender

All five bids lodged in the tender exercise came in ahead of this, with the lowest - from three units linked to developer Far East Organization - at $1.295 billion.

ZACD Group executive director Nicholas Mak noted that four of the bids were at least 20 per cent higher than the trigger price, a sign of "revived confidence among developers and property players".

Industry watchers also said the bullish offers were due to the site's plum location - it is on the outskirts of the Central Business District and near Bugis, City Hall and Esplanade MRT stations - as well as expectations of a rental recovery in the office  market.

The winning developer will be required to build an underground walkway between the plot and Bugis MRT station and conserve and restore the former Beach Road Police Station, which is on the site.

Analysts said that rents at South Beach Tower, which is fully occupied, and the upcoming Duo development also auger well for the area's leasing prospects.

Calling the site "the final piece of the jigsaw to establish Beach Road as a commercial node", Mr Desmond Sim, CBRE's head of research for Singapore and South-east Asia, said: "The bid is a clear reflection of the bidders' confidence in the office market, which is in its initial phase of recovery."

Mr Mak added: "The developer may be of the opinion that when the new commercial building on this site is completed in about 2022, the office leasing market could be in the middle of the recovery phase."

The bid is validated by the rents of premium offices in Beach Road, said Dr Lee Nai Jia, head of research at Edmund Tie & Company.

"Over time, we anticipate the Central Business District will extend to the Kallang River areas and the Beach Road area will be a prime office site for information technology, business and the financial services sector," he said.

The location justifies the high bid. While it may seem bullish, the bid is validated by the rents of the premium offices along Beach Road. According to URA Realis, the monthly rents of the newer developments along Beach Road, proxied by maximum rents in the area and averaging out at S$10.30 psf, are nearly the same as those in the Raffles Place area, proxied by maximum rents in the Raffles Place area, and averaging out at S$12.30 psf.”

Mr Nicholas Mak, executive director and head of research & consultancy at integrated asset manager ZACD, said: “The site is located strategically at the intersection of two key development corridors along Beach Road and Ophir-Rochor Road. The development would be a welcome addition to the well-established commercial scene in the Bugis precinct.

“Together with new landmark developments such as South Beach Tower and the upcoming DUO, the development would play a vital role in rejuvenating the CBD-fringe district. The development on the Beach Road site will also include an underground pedestrian pathway to Bugis MRT Station. Such positive attributes have helped to attract much interest from the developers.”

Source: Straits Times September 29th 2017

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