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7 New Land Sites Sold for
New Upcoming Condo Re-Developments

-GLS Land Parcel at
Holland Village and

Former En-Bloc sites of
- Toho Mansions, - Hollandia
- The Estoril, - The Wilshire
- Tulip Gardens and - Olina Lodge

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PROJECT DETAILS

 

Holland Village Extension
Seven land parcel sites which are located in Holland Road and Farrer Road, at the Core Central Region of Singapore, were sold for New and Upcoming Condo developments in last quarters of 2017 and 2018, through collective sales and Government Land Sales (GLS) respectively. Holland Road and Farrer Road are regarded as prime estates in Singapore.

The seven land sites namely, at

URA-GLS-Holland-Price Revenue

- GLS land site at Holland Village for Mixed use development (  Holland Village GLS  )   and

Former sites of
- Toho Mansion
- Hollandia
- The Estoril
- Olina Lodge
- Tulip Gardens and
- The Wilshire

Toho Mansions

Koh Brothers submitted the top bid of S$120.4 million for Toho Mansions, this translates to a land rate of S$1806 psf ppr 


Far-East Consortium submitted the top bid of S$183.38 million for Hollandia, this translates to a land rate of S$1713 psf ppr


Far-East submitted the top bid of S$223.9 million for The Estoril, this translates to a land rate of S$1654 psf ppr

olina lodge

Peak Opal, a unit of Kheng Leong, submitted the top bid of S$230.9 million for Olina Lodge, this translates to a land rate of S$1712 psf ppr 


Consortium Tong Eng and Roxy Group submitted the top bid of S$98.8 million for The Wilshire, this translates to a land rate of S$1643 psf ppr

tulip-garden

YanLord and MCL Land submitted the top bid of S$907 million for Tulip Gardens, this translates to a land rate of S$1789 psf ppr 

 

Other developments that are nearby New Condo include Leedon Residences, d’Leedon, Siena @ Farrer, Pollen and Bleu, The Merasaga, Holland Residences, Parvis and Lush on Holland Hill.

 

New Condo at Holland Road- A Mixed Development- Connectivity
New and Upcoming mixed-use development in Holland Road is conveniently located just minutes walk to Holland Village MRT station which operates the Circle Line. Future residents of New Condo can just take 1 stop to Buona Vista MRT Interchange where they can easily access to the East West Line. New Condo is also well accessed as it only takes approximately 8 minutes to drive to Orchard Shopping Area. For those working in the downtown financial district, it only takes approximately 10 minutes’ drive to the Central Business District (CBD). New Condo is also well linked to the Pan Island Expressway (PIE) and the Ayer Rajah Expressway (AYE) which makes it easy to drive to various parts of the island.

 

New Condo at Holland Road- A Mixed Development- Amenities
Future residents of New Condo will enjoy convenience at its best as it is just conveniently located next to Holland Village. There, its future residents will be able to enjoy a wide array of conveniences right at their doorsteps with More new retail shops and dining options, various bistros serving international cuisines, together with the Holland Village Market & Food Centre. Other shopping malls, which future residents of New Condo can go to include Integrated Hub @ One-North, Rochester Mall and also Coronation Shopping Centre. To access to a wide variety of local food, future residents of New Condo can also go to nearby food centres such as Holland Drive Block 44 Market And Food Centre, Ghim Moh Road Block 20 Market And Food Centre, Commonwealth Crescent Market and Food Centre, Tanglin Halt Road Block 48A Market and Food Centre, Empress Market Road Market and Food Centre, Commonwealth Avenue Block 40A Food Centre and Dover Road Block 33 Market And Food Centre.

 

New Condo at Holland Road- A Mixed Development- Education
For residents with school going children, New Condo in Holland Road is an ideal home as it is near to various reputable local schools. Primary and secondary schools that are within a short radius of New Condo include Henry Park Primary School, New Town Primary School, Fairfield Methodist Primary School, Nanyang Primary School, Saint Margaret’s Secondary School, Anglo-Chinese International School, Fairfield Methodist Secondary School, Queensway Secondary School, Anglo-Chinese Independent School and Hwa Chong Institution. The Anglo-Chinese Junior College and Singapore Polytechnic are also less than 2 km away from New Condo. International schools that are near to New Condo are the Tanglin Trust School and the Dover Court Preparatory School.


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Other Developments in
Core Central Region
 

 
 
 
Heart of New
Central Financial District
Marina One Residences
 
 
Heart of Tanjong Pagar
Financial District
Wallich Residence with
181 Limited Collection,
Super Penthouse at 21,108sqft
 
Project  New Condo at Holland Road- former site of Toho Mansions
Developer  Koh Brothers
Location  Holland Road
District  10
Tenure  Freehold
Site Area  4,427 square metres/ 47,660 square feet
GFA:  6,818 square metes/ 73,396 square feet
Plot Ratio  1.4
Expected TOP:
Total Units
Total Carpark
Development  Condo comprising of communal facilities
Unit Type:
Architect
Eligibility SC, SPR and Foreigner can buy
Project Holland Road Condo and Mixed Commercial Retail Development
Developer  Far East Consortium
Location  Holland Road
District 10
Tenure  99 years leasehold
Site Area  22,967 square metres/ 247,216 square feet
GFA:  59,715 square metres/ 642,772 square feet
Plot Ratio  2.6
Expected TOP: TBA
Total Units  Approximately 570 housing units and estimated 13,500 square metres of commercial space
Total Carpark
Development  Commercial and Residential Mixed-use Development
Unit Type:
Architect
Eligibility Local Singaporeans/ PRs / Foreigners can buy
 
Project  New Condo at Holland Road- former site of Hollandia
Developer  Far East Consortium
Location  Holland Road
District  10
Tenure  Freehold
Site Area  4,970.8 square metres/ 53,505 square feet
GFA:  10,004 square metres/ 107,683 square feet
Plot Ratio  2.0
Expected TOP:
Total Units
Total Carpark
Development  Condo comprising of communal facilities
Unit Type:
Architect
Eligibility SC, SPR and Foreigner can buy
Project  New Condo at Holland Road- Former site of The Estoril
Developer  Far East Consortium
Location  Holland Road
District  10
Tenure  Freehold
Site Area  7,859 square metres/ 84,600 square feet
GFA:
Plot Ratio  1.6
Expected TOP:
Total Units
Total Carpark
Development  Condo comprising of communal facilities
Unit Type:
Architect
Eligibility SC, SPR and Foreigner can buy
Project  New Condo at Farrer Road- former Tulip Gardens
Developer  YanLord Land Group and MCL
Location  Farrer Road
District  10
Tenure  Freehold
Site Area  29,422 square metres/ 316,708 square feet
GFA:
Plot Ratio  1.6
Expected TOP:
Total Units
Total Carpark
Development  Condo comprising of communal facilities
Unit Type:
Architect
Eligibility SC, SPR and Foreigner can buy
Project  New Condo at Farrer Road- former site of The Wilshire
Developer  Roxy Pacific Holdings and TE2 Development
Location  Farrer Road
District  10
Tenure  Freehold
Site Area  3,635 square metres/ 39,130 square feet
GFA:  5,974 square metres/ 64,310 square feet
Plot Ratio  1.6
Expected TOP:
Total Units
Total Carpark
Development  Condo comprising of communal facilities
Unit Type:
Architect
Eligibility SC, SPR and Foreigner can buy
Project  New Condo at Farrer Road- former site of Olina Lodge
Developer  Tong Eng and Roxy Group
Location  15, Holland Hill
District  10
Tenure  Freehold
Site Area  84,289 square feet
GFA:
Plot Ratio  1.6
Expected TOP:
Total Units
Total Carpark
Development  Condo comprising of communal facilities
Unit Type:
Architect
Eligibility SC, SPR and Foreigner can buy (No restriction)

LOCATION MAP and AMENITIES

 

Amenities Near New Mixed Development at Holland Road Extension

Category Important Amenities Near New Condo at Holland Road Extension Approximate Distance
Train Stations Holland Village (CC21) 0.2km
Bus Stop Holland Village (Bus: 5N, 7, 61, 75, 77, 95, 165, 970)
Opp Holland Village (Bus: 7, 61, 75, 77, 165, 970)
0.1km
0.2km
Supermarkets Cold Storage (Holland Village Shopping Centre)
Fairprice (Holland Drive)
Giant (Ghim Moh Road)
Sheng Siong (Commonwealth View)
0.1km
0.3km
0.6km
1.1km
Shopping Malls Holland Village Shopping Centre
Integrated Hub @ One-North
Rochester Mall
0.1km
0.7km
0.9km
Education Institutions Preschool
PCF Buona Vista Blk 4
Queenstown Lutheran Church Kindergarten
Buttercups Kindergarten (Rochester)
Faith Kindergarten
PCF Queenstown Blk 46-2-46-3
Sunshine Kindergarten (Watten)
Nanyang Kindergarten
PCF Telok Blangah Blk 2
Maris Stella Kindergarten
My Montessori My World Kindergarten
0.4km
0.8km
0.9km
1.0km
1.3km
1.5km
1.5km
1.6km
1.6km
1.6km
Primary
Anglo-Chinese School (International)
Henry Park Primary School
New Town Primary School
Fairfield Methodist Primary School
Nanyang Primary School
Saint Margaret’s Secondary School
0.5km
1.3km
1.4km
1.5km
1.9km
2.0km
Secondary
Anglo-Chinese School (International)
Fairfield Methodist Secondary School
Queensway Secondary School
Anglo-Chinese Independent School
Hwa Chong Institution
0.5km
1.5km
1.5km
1.9km
1.9km
Junior College
Anglo-Chinese Junior College 1.4km
Tertiary
Singapore Polytechnic 1.8km
International
Tanglin Trust School
Dover Court Preparatory School
1.1km
1.8km
Food Centre Holland Village Market and Food Centre
Holland Drive Block 44 Market And Food Centre
Ghim Moh Road Block 20 Market And Food Centre
Commonwealth Crescent Market and Food Centre
Tanglin Halt Road Block 48A Market and Food Centre
Empress Market Road Market and Food Centre
Commonwealth Avenue Block 40A Food Centre
Dover Road Block 33 Market And Food Centre
0.1km
0.4km
0.7km
0.8km
1.2km
1.4km
1.7km
1.7km
Lifestyle One-North Park
Ridout Tea Garden
Queens Townclub
Queenstown Stadium
0.9km
1.2km
1.8km
1.9km

FACILITIES SITE PLAN and FLOOR PLANS E-BROCHURE

The Facilities and Site Plans of new condos at Holland Road are currently seeking approval from relevant authorities.

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HOLLAND VILLAGE EXTENSION

Holland Village, with its laid-back daytime allure and magnetic nightlife, is arguably one of the most iconic lifestyle destinations in Singapore. A distinctive, low-rise “urban village” defined by its intimate streetscape and eclectic mix of commercial activities, this small enclave at the junction of Holland Avenue and Holland Road has seen various enhancements in recent years, including a hip new pocket park at Holland Road that shows off Holland Village’s characteristic shophouses. Public transport access to the area has also improved tremendously with the opening of Holland Village MRT Station on the Circle Line.

Holland Village Extension

The Holland Village Extension will make this popular lifestyle destination even more exciting. By expanding the Holland Village area with more mixed-use developments, fine-grained intimate streets, public spaces, diverse retail dining, food and beverage F&B offerings, local residents and visitors alike can enjoy and better appreciate the unique charm of Holland Village. A new road linking Holland Avenue to Holland Drive will also be built to provide access to a new underground parking station while diverting vehicular traffic away from the centre of Holland Village.

The future development is envisioned to build on the heritage of Holland Village master plan 2014 and inject new retail and food and beverage shops overlook the public plaza, which is most ideal for lifestyle events and programmes, creating an attractive and vibrant gathering for all.

The winning concept plan for Holland Village GLS

URA-GLS-Holland-Control-Plan

Control Plan for new Holland Village GLS

The Holland Village future development will feature a central focal point at the southern tip of the site with pedestrians pathway with at least 6 metres in width to accommodate movements in both directions. It contains 4 main access points and a vehicular ingress/egress in the transition zone to facilitate pedestrians and vehicular traffic.

The building form and concept allowed the future development to integrate smoothly with the existing Holland Village. The shophouse street block, reinterpreted as a basic module building block of the proposed development, were laid out according to the existing Holland Village street block grid, resulting in a complementary site layout to the existing Holland Village.

The street experience of the existing Holland Village will be extended and widen to create that unique ambience. The future development features 3 zones:

-“Commons Square” which can hold events such as weekend markets and outdoor performances.

 

-“Communal Green” which is a courtyard flanked by shops leading to a Water Court .

 

-“Pocket Park”, a terraced water feature.which opens into Lorong Mambong in Holland Village.

 

The existing Lorong Liput and Lorong Mambong will be integrated into the future development to create a distinctive streetscape for the larger Holland Village precinct.

 URA-GLS-Holland-Building-Height-Plan

Building height control at Holland Road GLS

The future development at Holland Road will feature a cascading landscape with a maximum height of 35 storeys at the northern tip which overlooks the Good Class Bungalows estate. The zone 1 is designated for residential use and high floor units enjoy panoramic of the Holland estate and its greenery. The number of residential units is estimated at 570 which is expected to receive overwhelming response.

Zone 2 is designated for mixed use and will feature a public plaza surrounded by plenty of exciting dining options for all residents and visitors at Holland Village.

 URA-GLS-Holland-Location-Plan

HOLLAND VILLAGE SET FOR MORE BUZZ MIXED USE RELEASED

Site located on Holland Road and close to junction with North Buona Vista Road expected to draw big developers

SINGAPORE — Holland Village is likely to become a more vibrant attraction after a mixed-development land parcel at Holland Road was put up for application yesterday under the Reserve List of the Government Land Sales (GLS) programme.

Condo- Holland Road

The proposed development has to be “compellingly attractive on its own and yet will complement the adjacent low-rise and street-oriented character of Holland Village. The development should reinforce the vibrancy of Holland Village and incorporate new high-quality public spaces for people to gather and interact”, the Urban Redevelopment Authority (URA) and the Housing and Development Board (HDB) said in a joint statement yesterday.

If successfully triggered for tender, the site, which is located along Holland Road close to the junction with North Buona Vista Road, will be the first land parcel to come under the Concept and Price Revenue tender system since 2010. A concept proposal will be evaluated before the bid prices are considered, a move that property analysts say will allow the Government to have better control over the development of Holland Village and preserve the area’s identity.

Condo- Holland Road 2

Concept proposals will be assessed against a set of criteria, including the layout of building form and massing, quality of architecture and landscaping, connectivity and pedestrian network, as well as the attractiveness of public spaces, the URA and HDB said. Crucially, the bidder and its design teams must have a proven track record in developing projects of a similar nature, they said.

The Holland Road 247,000 sq ft site is the first that will go on sale under the Holland Village Extension plan announced in the Master Plan 2014. The plot can yield around 570 homes and about 145,000 sq ft of retail space.

FAR-EAST CONSORTIUM WON GLS LAND SITE BID FOR DEVELOPMENTS IN HOLLAND VILLAGE EXTENSION

1) A consortium led by Far East Organization has been awarded a plum commercial and residential site in Holland Road, with a winning bid of $1.213 billion or nearly $1,888 per square foot per plot ratio (psf ppr).

The Urban Redevelopment Authority (URA), which awarded the 99-year leasehold site yesterday, said the winning bid was the highest of the five shortlisted tenderers for the dual-envelope (concept and price) tender.

Far East's fellow consortium members are Sekisui House and Sino Group.

The other four shortlisted bids came from a consortium comprising GuocoLand, Hong Leong Holdings, TID and Hong Realty, which bid $1.06 billion or $1,650 psf ppr; a tie-up between Perennial Real Estate Holdings and Qingjian Realty, which bid $1.055 billion or $1,641 psf ppr; a CapitaLand and Hotel Properties tie-up, which bid $1.02 billion or $1,585 psf ppr; and a Pontiac Land and Lendlease tie-up, which bid $950 million or $1,478 psf ppr.

The five bids were shortlisted from 15 received for the tender, which closed in March. The bids were submitted by 10 consortiums.

Three consortiums submitted two bids each, while the Far East-led partnership submitted three bids. Tenderers that submitted multiple bids had different concept proposals for each bid.

The future development will include a series of ground-floor public spaces divided into three zones: Commons Square, which can hold events such as weekend markets and outdoor performances; Communal Green, which is a courtyard flanked by shops leading to a water court and a terraced water feature; and Pocket Park, which opens into Lorong Mambong in Holland Village.

A series of open walkways will connect these public spaces to the surrounding areas. Through street-paving design, the existing Lorong Liput and Lorong Mambong will be extended into the future development, creating a consistent and distinctive streetscape for the larger Holland Village precinct.

TULIP GARDENS and THE WILSHIRE SOLD THROUGH COLLECTIVE SALES FOR S$907 MILLION

2) Joint entity of Yanlord Land Group and MCL Land clinches second biggest collective sale deal this year

A joint entity of Chinese developer Yanlord Land Group and MCL Land has bought freehold Tulip Garden for $906.9 million - the second biggest collective sale this year.

The price is 20.4 per cent higher than the reserve of $753 million submitted by owners of the 316,708 sq ft estate completed in 1985.

Tulip Garden, comprising 162 apartments and maisonettes and two shop units, is in District 10 and close to Holland Village and a Good Class Bungalow area.

Each residential unit owner could get between $4.3 million and $7.6 million, depending on the size of the home - unit sizes range from 1,701 to 3,412 sq ft.

It is a case of fourth-time lucky for Tulip Garden owners. The development was actually sold in July 2007 during its first try, but the buyer - a consortium led by Bravo Building Construction - backed out after struggling to raise funds amid the developing financial crisis.

Bravo forfeited its 5 per cent deposit of $25.8 million, which the owners kept. Reports suggested at the time that they each stood to reap about $100,000.

The sale price works out to a land rate of $1,790 per sq ft per plot ratio (psf ppr). This is higher than recent collective sales in the area such as the $1,703 psf ppr for Hollandia, the $1,654 psf ppr for The Estoril and $1,536 psf ppr for The Wilshire.

The Tulip Garden site could yield up to 670 residential units with its plot ratio of 1.6, said Yanlord in a Singapore Exchange announcement after trading hours yesterday.

There is no development charge payable for redevelopment up to a gross plot ratio of 1.6, said Colliers.

-------------------------------------------

3) The Wilshire on Farrer Road was sold to a joint-venture between Singapore-listed property group, Roxy-Pacific Holdings and the privately held TE2 Development for $98.8 million. The purchase price translates to a land rate of $1,536 psf per plot ratio (ppr). Given its high development baseline, there is no development charge payable. The land rate would be reduced to $1,455 psf ppr after allowing a development charge of $4.1 million for the 10% bonus GFA balcony space, according to Suzie Mok, Savills Singapore senior director of investment sales who brokered the deal.

TE2 Development is a private family office of Tong Eng Group’s managing director Teo Tong Lim. A week ago, TE2 Development and Roxy-Pacific acquired the 43-unit Kismis View en bloc for $102.75 million. The price translates to a land rate of $941 psf ppr including $17 million payable for topping up the lease to a fresh 99-years.

The Wilshire sits on a freehold site of 39,130 sq ft. Based on the Master Plan 2014, it is zoned for residential use with a plot ratio of 1.6. The site can be redeveloped up to a height limit of 12 storeys with a maximum gross floor area of 64,310 sq ft.

HOLLANDIA and ESTORIL SOLD THROUGH COLLECTIVE SALES

4) A unit of developer Far East Consortium International (FEC) has bought a collective sale site in prime Holland Road for $183.38 million.

Hollandia, which sits on a 4,970.8 sq m freehold plot at the junction of Holland Road and Queensway, is in a popular residential enclave of landed homes and high-end condominiums. It is also near bustling Holland Village and an MRT station.

Owners can expect gross sale proceeds of $3.3 million to $4.2 million, which works out to over $2,000 psf on strata area.

The site can be developed up to 12 storeys with an allowable gross floor area (GFA) of 10,004.56 sq m.

Owing to its high development baseline with an equivalent gross plot ratio of 2.01, no development charge is payable, including the additional 10 per cent GFA for balconies.

The price for Hollandia condominium translates to a land rate of $1,703 per square foot per plot ratio (psf ppr), said marketing agent Savills Singapore.

FEC said it plans to redevelop the site into a high-end residential development, with total GFA of about 10,000 sqm.

-------------------------

5) The Estoril, a freehold development in Holland Road, has been sold en bloc for $223.9 million to Hong Kong-listed Far East Consortium's unit FEC Properties.

This works out to a land rate of $1,654 per square foot per plot ratio (psf ppr). Inclusive of the 10 per cent bonus balcony gross floor area (GFA), the land rate works out to a lower $1,504 psf ppr. No development charge is payable even after factoring this bonus area, due to the high baseline for the property.

The 84,600 sq ft site is zoned for residential use with a 1.6 plot ratio under the Urban Redevelopment Authority's Master Plan 2014.

TOHO MANSIONS SOLD THROUGH COLLECTIVE SALES

6) Toho Mansion is located on an elevated site that overlooks a good class bungalow area.

Homegrown developer Koh Brothers has won the en bloc tender for Toho Mansion at Holland Road, after it offered $120.4 million for the site.

The freehold site has an area of 47,660 sq ft and a plot ratio of 1.4. Including a 10 percent bonus balcony area, the site could be redeveloped to a potential gross floor area of 73,396 sq ft.

The site is 200m away from Holland Village MRT station and just across the street from Holland Village. It is also near an upcoming Government Land Sale site which could add 145,313 sq ft of commercial space, further enhancing the amenities within the vicinity.

“As a lifestyle-themed developer, we look forward to create a fresh concept that will offer a seamless and integrated experience with the great convenience and connectivity in this up-and-coming neighbourhood, which has been earmarked by the government for a highly-anticipated makeover and expansion,” said Koh Brothers managing director and group CEO Francis Koh.


7) THE hilltop Olina Lodge was sold on April 20 for S$230.9 million, 5 per cent higher than the reserve price of S$220 million, to Peak Opal, a related company of Kheng Leong.

The sale price works out to a land rate of S$1,712 per square foot per plot ratio. Development charge will not be payable due to the high development baseline.

Depending on the size of the property, which ranges from 1,281 sq ft to 2,766 sq ft, each owner at the 67-unit freehold development could receive between S$3 million to S$5 million.

The development is within walking distance to the Holland Village, Commonwealth and Farrer Road MRT stations, as well as Holland Village, and Dempsey Village.

Andy Gan, head of investment sales for marketing agent Singapore Realtors Inc (SRI), said: "A hilltop enclave plot in prime District 10 is rare and Olina Lodge provides an opportunity for the developer to build an exclusive new development providing a tranquil environment with panoramic views."

Olina Lodge is zoned residential with a gross plot ratio of 1.6 and an allowable height of up to 12-storeys, and has a site area of approximately 84,289 sq ft.

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