PROJECT DETAILS/ AMENITIES
** FIRST TIME BUYERS: If you are planning to buy your very first property and do not know whether to buy a Resale HDB, BTO or a new launch EC, let us discuss your best possible option.
** EXISTING HDB OWNERS: If you are planning to change to another property, and would like to know whether to buy a EC or private condominiums, let us help you to assess your best possible options to get better returns on your dollars.
The Housing and Development Board (HDB) has sold a residential site in Choa Chu Kang Way as part of Government Land Sales (GLS) in the 1st quarter of 2014. This land parcel is set in West Region of Singapore, next to Keat Hong Mirage, an upcoming public housing estate, is listed under the confirmed list of sites and is allocated to be developed into an Executive Condo (EC) site. With a plot land size of 177,106 square feet, new Choa Chu Kang CCK Way EC is estimated to house 575 housing units.
MCL Land won the top bid for this plot of land with S$210.1 million, translating to $338.94 per square foot per plot ratio. The break-even price will be S$637 psf ppf.
The Keat Hong LRT Station is approximately 200 metres away from new and upcoming Choa Chu Kang EC and will connect new residents directly to Choa Chu Kang Town Centre with Choa Chu Kang North-South Station and bus interchange. Or residents can experience the efficiency of new Downtown Line at Bukit Panjang MRT Station when ready in 2016. New CCK EC residents will have easy access to various parts of the island with intergrated public transportation system. It takes approximately 20 minutes and 18 minutes drive to downtown Financial Centre and Orchard Shopping Belt via Pan Island Expressway PIE or Ayer Rajah Expressway AYE. Choa Chu Kang is also facilitated by Kranji Expressway KJE and Bukit Timah Expressway BKE.
New and Upcoming Choa Chu Kang CCK Way EC residents will enjoy the conveniences of Teck Whye Shopping Centre where there are 70 shops and dining outlets with a short walk from their residence. Teck Whye Shopping Centre has supermarkets and shops selling from groceries to fresh market produces. For more options, New Choa Chu Kang CCK Grove EC residents can also enjoy shopping at Lot One Shoppers’ Mall which is located at Choa Chu Kang town centre. Other amenities where New Choa Chu Kang CCK EC residents can get their shopping and dining needs include, Sunshine Place, Junction 10, Bukit Panjang Plaza, Limbang Shopping Centre and Greenridge Shopping Centre. The future Bukit Panjang Food Cente will bring more choices to New CCK EC’s future residents when they feel like indulging the yummy and cheap local delicacies. New CCK Grove EC are also able to enjoy a whole new shopping and dining experience of Hillion Residences, an upcoming mixed residential and commercial development to completed in 2018, which will intergrate the LRT Station, the upcoming Bukit Panjang Downtown MRT Line Train Station and Bukit Panjang Bus Interchange.
Several schools are closeby to new Choa Chu Kang CCK Way EC such as South View Primary School, Teck Whye Primary School, Chua Chu Kang Primary School, West View Primary School, Concord Primary School, Kranji Primary School, Hong Kah Primary School, Chua Chu Kang Secondary School, Teck Whye Secondary School, Bukit Panjang Government High School, Swiss Cottage Secondary School, Fajar Secondary School, West Spring Secondary School, Dunearn Secondary School, Regent Secondary School and Kranji Secondary School. New EC is also close to Pioneer Junior College.
For leisure, there are Bukit Batok golf Range and Warren Golf and Country Club. New Choa Chu Kang Way CCK EC residents can head down to HomeTeamNS @ Bukit Batok where there are numerous indoor and outdoor facilities where there are air gun shooting, archery, bowling, dancing, squash, basketball, swimming, golf driving range and many more activities. The nearby Choa Chu Kang Park and the Bukit Panjang Neighbourhood 5 Park also offers greenery and moments of serenity to New CCK Way EC residents for relaxation.
It is 3 MRT Stops to Jurong East and travel to Kuala Lumpur in 90 minutes!!
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| Project | Choa Chu Kang Way EC- Sol Acres |
| Developer | MCL Land (Brighton) |
| Location | Choa Chu Kang Grove |
| District | 23 |
| Tenure | 99 years lease from |
| Site Area | 177,106 square feet |
| GFA: | 619,866 square feet |
| Plot Ratio | 3.5 |
| Expected TOP: | |
| Total Units | 1327 residential apartments |
| Total Carpark | TBA |
| Development | Executive Condo comprising of full communal facilities |
| Unit Type: | 1 Bedroom/ 1+Study= 500-580sqft 2 Bedroom/ 2+study= 600- 850sqft 3 Bedroom/ 3+study= 900-1100sqft 4 Bedroom/ 4+study= 1150- 2150sqft 5 Bedroom= 1350sqft |
| Architect | |
| Eligibility | SC/ SC, SC/SPR |
Amenities Near New Choa Chu Kang Way EC
| Category | Important Amenities Near New EC | Approximate Distance |
| Train Stations | Keat Hong LRT (BP3) Choa Chu Kang (NS4/BP1) |
0.2km 1.1km |
| Bus Stop | Opp Blk 113 (Bus: 3N, 67, 188, 188R) Blk 113 (Bus: 67, 188, 188E, 188R, 556) |
0.1km 0.1km |
| Supermarkets | Fairprice (Esso 31 Choa Chu Kang Way) Sheng Siong (Teck Whye Lane) Prime (Teck Whye 142) Giant (Greenridge) |
0.1km 0.4km 0.4km 2.0km |
| Shopping Malls | Teck Whye Shopping Centre Keat Hong Shopping Centre Choa Chu Kang Centre Lot One Shoppers’ Mall Junction 10 Hillion Residences (U/C) Sunshine Place Bukit Panjang Plaza Limbang Shopping Centre Greenridge Shopping Centre |
0.4km 0.6km 1.0km 1.0km 1.2km 1.3km 1.3km 1.6km 1.8km 2.0km |
| Education Institutions | Preschool | |
| PCF Chua Chu Kang Blk 123-208 Methodist Church Of The Incarnation CGM Kindergarten Ichiban Nurtureland Kindergarten (Choa Chu Kang) Al – Khair Mosque Kindergarten PCF Chua Chu Kang Blk 10-8 Metamorphosis Kindergarten PCF Keat Hong Blk 295 PCF Keat Hong Blk 411 Hope Community Kindergarten (Choa Chu Kang) |
0.2km 0.4km 0.4km 0.5km 0.6km 0.6km 1.0km 1.1km 1.1km 1.1km |
|
| Primary | ||
| South View Primary School Teck Whye Primary School Chua Chu Kang Primary School West View Primary School Concord Primary School Kranji Primary School Hong Kah Primary School |
0.6km 0.8km 1.0km 1.3km 1.6km 1.8km 1.8km |
|
| Secondary | ||
| Chua Chu Kang Secondary School Teck Whye Secondary School Bukit Panjang Government High School Swiss Cottage Secondary School Fajar Secondary School West Spring Secondary School Dunearn Secondary School Regent Secondary School Kranji Secondary School |
0.7km 0.9km 1.4km 1.4km 1.6km 1.6km 1.7km 1.8km 1.8km |
|
| Junior College | ||
| Pioneer Junior College | 0.9km | |
| Tertiary | ||
| Republic Polytechnic | 8.5km | |
| International | ||
| Singapore American School | 6.0km | |
| Food Centre | Bukit Panjang Food Cente (U/C) | 2.5km |
| Lifestyle | Choa Chu Kang Park HomeTeamNS @ Bukit Batok Bukit Batok Golf Range Choa Chu Kang Sports Hall Warren Golf & Country Club Bukit Panjang Neighbourhood 5 Park Bukit Gombak Sports Hall |
1.2km 1.3km 1.3km 1.5km 1.7km 1.8km 2.0km |
FACILITIES and SITE PLAN
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RESIDENTIAL FLOOR PLANS
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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.
High-Speed Rail: Developers to keep tabs on Government plans for surrounding land
TODAY reports: The high speed rail terminal station will take up 12ha — or less than a fifth — of the 67ha plot that will be acquired by the Government from Jurong Country Club.
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 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
Choa Chu Kang EC Vicinity- Leisure: New reasons to be outdoors
Green spaces and leisure choices abound in Choa Chu Kang. Centrally located in the town, Choa Chu Kang Park is the green heart of the area.
A string of neighbourhood parks including Stagmont Park, Limpang Park and Tembusu Park are within easy reach of residents. An extensive network of existing park connectors also bring green spaces such as the Bukit Timah Nature Reserve, Bukit Batok Town Park and Bukit Batok Nature Park closer to explorers and families.
Expect new parks and leisure spaces including:
- 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.
Choa Chu Kang EC Vicinity- Transport: Smoother, shorter journeys
Choa Chu Kang is currently well supported by 2 MRT Stations, namely Yew Tee and Choa Chu Kang. An LRT network further extends the public transport reach and links Choa Chu Kang with nearby Bukit Panjang. In the longer term the Jurong Region Line will also benefit Choa Chu Kang residents by improving the connectivity between towns in the West Region.
In the coming years, enhancements to the public transport and road networks will include:
- 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.
Economy: More jobs near home
Residents at Choa Chu Kang can look forward to more jobs opportunities in Mandai Industrial Estate and Sungei Kadut Industrial Estate such as the upcoming International Furniture Park
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.
MCL TOP BIDDER FOR LAND IN CHOA CHU KANG EC
MCL Land tops bid for 2 Choa Chua Kang EC plots
Bids for sites in Choa Chu Kang show developers’ confidence that hybrid housing type remains popular
MCL Land (Brighton) has swooped in on two adjoining executive condominium (EC) plots in Choa Chu Kang, offering $375.05 per square foot per plot ratio (psf ppr) for one and $338.94 psf ppr for the other.
This works out to a tender price of $232.5 million for CCK Choa Chu Kang Plot A Grove and $210.1 million for CCK Choa Chu Kang Way Plot B.
This move is reminiscent of Kingsford Development's end-2013 purchase of two adjacent private housing sites in Upper Serangoon View, in which it paid a substantial premium of 16 per cent and 13 per cent over the respective second-highest bids.
In this round however, the premium was less stark. For Parcel A, the premium MCL Land paid over the second-highest bid from JBE Holdings ($373.26 psf ppr) was 0.48 per cent; for Parcel B, the premium over the second-highest bid jointly put up by Verwood Holdings and TID Residential ($333.14 psf ppr) was 1.74 per cent.
Desmond Sim, head of CBRE Research Singapore, commented that it was difficult to assess whether the batched tender moderated the bids because of the price ceiling inherent in the EC market, which limits the pool of buyers.
"At the same time, demand for ECs has slowed down in recent months and URA figures show that there were still unsold EC units as at end January."
Notably, all four developers who put up bids for Parcel B also participated in Parcel A's tender. These were MCL Land (Brighton), the joint bid by Verwood Holdings and TID Residential, EL Development and Sim Lian Land.
Parcel A in CCK Choa Chu Kang Grove received seven bids, and Parcel B in CCK Choa Chu Kang Way, four.
Both sites measure 177,120 sq ft each, with maximum gross floor area (GFA) of 619,920 sq ft. They are expected to yield about 575 units each.
The difference in the values of the bids and number of contestants for the two sites can be explained by the greater attractiveness of Parcel A over Parcel B. One side of Parcel B faces a petrol kiosk, and another, a HDB multi-storey car park.
Ong Teck Hui, the national director for research and consultancy at Jones Lang LaSalle, suggested, however, that, because both parcels have been won by the same developer, they could be amalgamated into one integrated development, mitigating Parcel B's disadvantages through design and thus achieving an overall better average price than if the sites were developed individually.
If the sites are not amalgamated, the selling price of units on Parcel B could potentially be lower by $40 to $50 psf, said Mr Ong.
ERA's key executive officer Eugene Lim said that while competition was not as fierce as in the last EC site in Anchorvale, which drew 12 bidders, yesterday's bidding results still point to developers being confident that there is a demand for ECs.
Notably, the two EC sites are the first to be launched since the measures unveiled on Dec 9 to include a cap on the mortgage-servicing ratio at 30 per cent of gross monthly income, and the introduction of a resale levy for second-timer applicants who buy EC units directly from developers.
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