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SINGAPORE'S HIGH SPEED RAIL TERMINUS TO BE LOCATED IN JURONG EAST

SMRT awarded contract to construct and operate Singapore-KL high speed rail

SINGAPORE: The Republic's terminus for the Kuala Lumpur-Singapore High Speed Rail will be located at Jurong East. 

Prime Minister Lee Hsien Loong announced this on Tuesday (May 5) after the Leaders' Retreat with his Malaysian counterpart Najib Razak.

Jurong East was chosen as it dovetails with Singapore's overall plans to transform the area into a second Central Business District, according to a statement.

Malaysia had earlier identified five terminus stations: Kuala Lumpur (at Bandar Malaysia), Seremban, Melaka, Muar, Batu Pahat, Nusajaya and the final stop in Singapore.

In a joint statement, both leaders noted "steady progress" on the High Speed Rail project and that agreements have been reached on the dual co-located Customs, Immigration and Quarantine (CIQ) configuration, the frequency bands to be reserved for High Speed Rail operations, as well as on locating the depot and stabling facilities in Malaysia.

The High Speed Rail project, which was agreed upon in 2013, has been described by both leaders as a "game changer". It aims to cut down on travel time between Kuala Lumpur and Singapore to just 90 minutes.

The Prime Ministers also noted that the initial target of completion of the project - which was the year 2020 - needs to be re-assessed due to the scale and complexity of the project. No new time frame has been provided.

Both leaders said they hope to come to an agreement on the new date by the end of the year, and will give an updated timeline on when the trains will start running then. Mr Najib pointed out that construction will take five years, on top of one year for designing the project, and one year for the tender process.

Both Malaysia and Singapore have been in active discussion on the technical, operational, security and other aspects of the High Speed Rail. Both leaders reaffirmed that both countries are fully committed to the success of the project. They look forward to "further progress on this game-changing iconic project, which will boost connectivity, facilitate travel between Kuala Lumpur and Singapore, enhance business linkages, and improve people-to-people ties", the leaders said in the joint statement.

At a media briefing, Urban Redevelopment Authority CEO Ng Lang said the area around the terminal station will be developed into “an attractive mixed-use development precinct for business”.

“This will include developing uses for office, for hotel, for retail, for entertainment,” he said.

The site has “special” characteristics as it surrounded by water bodies and greenery, Mr Ng noted. “On the waterfront ... we can put aside some space that can allow us to develop a family-friendly facility that can complement what we’re already planning for the Jurong Lake District and the new Science Centre.”

Mr Colin Tan, director of research and consultancy at Suntec Real Estate, pointed out that the high-profile project is quite unlike any other. “We need to realise that this is not just another MRT terminus,” he said.

He added that the pricing of the tickets is “the best indicator of the type of patron (that) retailers and developers may expect in the area”.

Resorts World Sentosa’s (RWS) Genting Hotel Jurong, which opened its doors in Jurong East last month, has hit the jackpot: It is located right next to the plot of land that will be redeveloped for the terminal station.

An RWS spokesperson said: “We are very excited to be a part of the rapid transformation and growth that is taking place at the Jurong Lake District. With the Singapore-Kuala Lumpur high speed rail terminus set to be just a stone’s throw from Genting Hotel Jurong, the hotel is well-placed to welcome visitors and commuters from Malaysia and the region.”

CHOICE OF JURONG MAKES "ECONOMICAL SENSE": ANALYSTS

Mr Desmond Sim, Head of CBRE Research for Singapore and Southeast Asia said the choice of Jurong East for the High Speed Rail terminus makes the "most economical sense", and one that is most convenient for commuters, given its links to major MRT lines and the upcoming Jurong Region Line.

"This could be the most important and final piece of the puzzle to seal Jurong Gateway’s status as a regional commercial hub, the same way that Tampines has the airport, and Woodlands, the Causeway to link Malaysia with Singapore," he said. "Firms with a high exposure to Singapore’s northern neighbours will also find Jurong Gateway particularly attractive."

Cushman and Wakefield Research Director Christine Li said Jurong East is a "highly attractive" location for the terminus, as not only does it have three MRT stations and a bus interchange, it is also connected to the CBD and Changi Airport by major expressways.

“Vacant land is still available for development, so construction cost is relatively low as compared to city centre due to minimal tunneling. It is also the biggest commercial hub outside the Central Business District (CBD), boasting retail, office and hotel offerings, which beats the far-flung industrial area Tuas West," she said.

Cushman predicts that Jurong Gateway could emerge as "a new urban centre in the greater Singapore-KL megacity", once the High Speed Rail is in operation. "Its strategic location could complement that in the CBD and over time, it will become a mini-city on its own with work, live and play in the bustling regional hub," Ms Li adeed.

CHOA CHU KANG MASTER PLAN

Choa Chu Kang Drive EC Vicinity- Housing: Better Living Environment

With the opening up of land formely occupied by Keat Hong Camp, Choa Chu Kang is set for an infusion of new homes and amenities, bringing a freash vibrancy to the area. Alongside, a variety of home choices on offer, the facilities and services essential for a quality living environment will be added progressively.

New amenities and developments to look forward include:

• A new Keat Hong community club at Choa Chu Kang Avenue by 2016
• The Hillion Mall/ Hillion Residences at Jelabu Road, located on the fringe of Choa Chu kang town.
• Recently opened The Tennery at Woodlands Road
• A nursing home along Choa Chu Kang North 6 will serve the needs of the elderly residents

• A linear park near Keat Hong Close by 2016
• A neighbourhood park at Keat Hong Link by 2016
• Greenery and recreational options accompanying the Rail Corridor that runs along the eastern part of Choa Chu Kang.

• The addition of Bukit Panjang MRT Station, along the Downtown Line 2, to be ready by mid 2016
• Improvements to Choa Chu Kang Avenue 4
• Junction improvements at Brickland Road/ Bukit Batok Road
• Improvements to Choa Chu Kang Road from Choa Chu Kang Way to Upper Bukit Timah Road
• Improvements to Stagmont Road/ Choa Chu Kang Link
• Improvements to Kranji Expressway- Pan Island Expressway corridor with a "reversible flow" traffic scheme
• Planned improvements to Brickland Road from Kranji Expressway to Bukit Batok Road and junction inprovements at Choa Chu Kang Avenue 3/ Choa Chu Kang Drive.

JURONG REGION LINE

The Jurong Region Line  JRL will bring greater connectivity to areas such as Jurong West, Jurong Industrail District, West Coast, Choa Chu Kang and new developments in Tengah. The Jurong Region Line JRL will connect these areas to main activity nodes in Boon Lay, Jurong East and the future Jurong Gateway.

SIM LIAN TOP BIDDER FOR LAND IN CHOA CHU KANG DRIVE EC

 Bids for sites in Choa Chu Kang show developers’ confidence that hybrid housing type remains popular

The tender for an executive condominium (EC) site in Choa Chu Kang Drive has surprised the market with higher-than-expected bids in a keen tussle among eight bidders.

Industry watchers said the "optimistic" bids for the 205,138 sq ft parcel reflected its location near Choa Chu Kang MRT station and Lot One Shoppers' Mall. It has a maximum gross floor area of 574,388 sq ft, and can yield up to 535 units.

Sim Lian Land's top offer for Choa Chu Kang Drive site for EC is of $207.4 million works out to $361 per sq ft (psf) per plot ratio (ppr).

When the 99-year leasehold site was put up for sale in June, experts expected five offers, with a winning bid between $320 and $350 psf ppr.

"The number of bids and close winning margin indicate the healthy interest in the EC market, despite current market conditions," said Mr Desmond Sim, research head at CBRE.

However, the tender results were still "realistic", said Mr Ong Teck Hui, national director of research and consultancy at Jones Lang LaSalle.

In February, two EC parcels in Choa Chu Kang Grove were sold for $375 psf ppr and $339 psf ppr.

Sim Lian's bid edged out a bid of $202.9 million, or $353 psf ppr, from a consortium of Hoi Hup Realty, Sunway Developments and Oriental Worldwide.

City Developments unit Verwood Holdings and its partner TID Residential came in third with a bid of $197 million - or $343 psf ppr.

Mr Eugene Lim, key executive officer of ERA Realty, said developers are still optimistic about ECs given their popularity with HDB upgraders.

But developers which have secured sites at high land costs may have to "innovate around the parameters of cooling measures", said Mr Ong Kah Seng, director at R'ST Research. One way is to raise the proportion of smaller units.

This will make units more affordable despite the lowered mortgage servicing ratio, which limits monthly housing payments at 30 per cent of the buyer's gross monthly income, he said.

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