PROJECT DETAILS
The Urban Redevelopment Authority (URA) has sold a residential site in Lorong Lew Lian as part of Government Land Sales (GLS) in the 4th quarter of 2015. Located in Serangoon Estate, this land parcel is bounded by Lorong Lew Lian, Upper Paya Lebar Road and Jalan Chermat, along main road, Upper Serangoon Road. It has a land site of 150,700 square feet and is allocated to be developed into approximately 500 residential apartment units.
A joint venture between City Developments, Hong Leong Holdings and TID won a top bid of S$321 million which translates into S$710 psf ppr.
Other developments near to new condo in Lorong Lew Lian includes The Minton, CherryHill Condominium, Jade Residences, Eden Crest, The Sunshine, The Sunglade, The Yardley and The Scala.
The Serangoon MRT Interchange which is walking distance, 400 metres away from new and upcoming condo in Lorong Lew Lian, serves 2 MRT lines, the North East Line (NEL) and Circle Line (CRL). Another station will be Bartley Circle Line Station which is also 700 metres away. For drivers, new condo in Lorong Lew Lian has great accessibility to Upper Paya Lebar Road and Upper Serangoon Road and is easily connected to Central Expressway (CTE) which links to Pan Island Expressway (PIE) and Kallang Paya Lebar Expressway (KPE). It will take approximately 8 minutes’ and 10 minutes drive to reach both Orchard Shopping Belt and the Central Business District (CBD), City Centre respectively.
New and upcoming condo in Lorong Lew Lian is located near the private residential enclave which offers serenity and tranquility. There is a high rental demand from residents working at Lorong Chuan, Tai Seng and MacPherson Industrial Areas. The price of new condo in Lorong Lew Lian will see a steady increase with the rise of housing demands in District 19, developments in nearby Potong Pasir and Woodleigh.
There are also many dining and retail outlets that are offered at NEX Mall. There are supermarkets available which future residents of New Condo will be able to get their daily necessities. The mall also host cinemas and many leisure amenities which future residents can access to. For fresh market produce and local food, future residents of New Condo can take a short walk down to the Serangoon Avenue 3 Food Centre & Market or the Joo Seng Food Place. Alternatively, they could take a short drive down to Kovan City which host the Kovan Hougang Market & Food Centre or to Serangoon Garden where the famous Serangoon Garden Market and the Chomp Chomp Food Centre are located. Alternatively, residents can choose to go to Junction 8 which is 2 train stations away or Heartland Mall which is 1.4 km away. Upper Serangoon Shopping Centre is the other alternative for residents in Lorong Lew Lian.
There are 8 primary schools that are within 2 km of new condo in Lorong Lew Lian which many of them are reputable. These primary schools include Maris Stella, Paya Lebar Methodists, Yangzheng, Cedar, Zhonghua, Xinghua, St Gabriel’s and CHIJ Lady of Good Counsel. There are also many reputable secondary schools near new condo in Lorong Lew Lian which include St Gabriel’s, Paya Lebar Methodist Girls’, Maris Stella High, Zhonghua, Bartley and Yuying. Nanyang Junior College is about 1km away.
For those who love sports, Singapore National Wushu Association, Serangoon Stadium and PUB Recreational Club may be the choice for them. Future residents of new condo in Lorong Lew Lian can visit Serangoon Community Park for a relaxing stroll, jog or cycle at the Park which is only 1.1 km away.
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| Project | Lorong Lew Lian Condo |
| Developer | City Developments, Hong Leong and TID |
| Location | Lorong Lew Lian |
| District | 19 |
| Tenure | 99 years lease |
| Site Area | 14,001.5 square metres/ 150, 712 square feet |
| GFA: | 4,2005 square metres/ 452,141 square feet |
| Plot Ratio | 3.0 |
| Expected TOP: | |
| Total Units | Estimate 500 units |
| Total Carpark | |
| Development | Condo comprising of |
| Unit Type: | |
| Architect | |
| Eligibility | SC/ SC, SC/SPR and Foreigner |
LOCATION and AMENITIES
This new condo development in Lorong Lew Lian is a short distance walk to Serangoon MRT Station
Amenities Near New Condo in Lorong Lew Lian
| Category | Important Amenities Near New Condo at Lorong Lew Lian | Approximate Distance |
| Train Stations | Serangoon (NE12/CC13) Bartley (CC12) |
0.4km 0.7km |
| Bus Stop | Blk 426 (Bus: 158) Saint Gabriel’s Secondary School (Bus: 158) How Sun Park (Bus: 22, 24, 43, 58, 62, 70, 70M, 76, 80) Opp Kancanrama Budd Temple (Bus: 22, 24, 43, 58, 62, 70, 70M, 76, 80) |
0.2km 0.3km 0.3km 0.3km |
| Supermarkets | Cold Storage NTUC Giant Shop and Save Prime (Joo Seng) Sheng Siong |
0.4km 0.4km 0.6km 0.6km 2.0km 3.1km |
| Shopping Malls | NEX Shopping Mall Upper Serangoon Shopping Centre ICB Shopping Centre Heartland Mall |
0.6km 0.6km 0.6km 1.4km |
| Education Institutions | Preschool | |
| Kinderland Ramakrishna Mission Paya Lebar Methodist Church CS Montessori Bethesda Kindergarten PCF Bethany Kindergarten TBPC Kindergarten Bethel Kindergarten Lumiere Montessori |
0.5km 0.5km 0.5km 0.6km 0.7km 0.8km 0.8km 1.0km 1.0km 1.0km |
|
| Primary | ||
| Maris Stella Paya Lebar Methodists Yangzheng Cedar Zhonghua Xinghua St Gabriel’s CHIJ Lady of Good Counsel |
0.7km 0.8km 1.1km 1.5km 1.6km 1.7km 1.8km 1.9km |
|
| Secondary | ||
| St Gabriel’s Paya Lebar Methodist Girls’ Maris Stella High Zhonghua Bartley Yuying |
0.4km 0.8km 0.8km 1.0km 1.1km 1.6km |
|
| Junior College | ||
| Nanyang JC Serangoon JC |
1.4km 2.1km |
|
| Tertiary | ||
| Nanyang Polytechnic | 4.8km | |
| International | ||
| DPS International Stamford American International School Australian International School |
0.9km 1.8km 2.2km |
|
| Food Centre | Kovan Hougang Market & Food Centre Serangoon Garden Market & Food Centre Chomp Chomp Food Centre |
1.4km 2.0km 2.1km |
| Lifestyle | Singapore National Wushu Association Serangoon Stadium Serangoon Community Park PUB Recreational Club Serangoon Gardens Country Club |
0.9km 0.9km 1.1km 1.4km 2.2km |
FACILITIES and SITE PLAN
The Facilities and Site plan of new condo in Lorong Lew Lian are currently seeking approval from relevant authorities. If you would like to be updated on first hand information for new Lorong Lew Lian Condo, Please
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CITY DEVELOPMENTS CDL JOINT VENTURE TOP BIDDER FOR CONDO LAND SITE IN LORONG LEW LIAN
The 1.4 ha site was on the reserve list of the Government Land Sales programme for this half of the year.
It was triggered for release and launched for sale in October - the first time in about 21 months that a reserve list site was triggered.
A plum site launched in Lorong Lew Lian, which is walking distance to Serangoon MRT Station, has attracted a bumper crop of l1 bids as developers move to replenish their land banks in the light of fewer state plots going on the market.
City Developments (CDL) and joint venture partners Hong Leong Holdings and TID submitted the top bid of $321 million, or about $710 per sq ft per plot ratio (psf ppr) for the site tender, which closed on Thursday (Nov 05).
That was 2.6 per cent above the next highest bid of $312.88 million or $692 psf ppr, from a consortium of Singapore Land unit Singland Homes and UOL Venture Investments. UOL Group is the developer of the nearby Botanique at Bartley.
If awarded the Lorong Lew Lian site, CDL's joint venture will explore building a 12- to 13-storey condominium with around 500 units, a spokesman said.
It is familiar with the area - having jointly developed the nearby 702-unit Bartley Residences, which is fully sold, and the 868-unit Bartley Ridge, which has been 99 per cent taken up, she added.
The crowded field of developers is in line with recent tenders, noted SLP International executive director Nicholas Mak. The other six condo land tenders that closed this year received an average of 11 bids.
"Some developers may wish to replenish their land banks given the more subdued market, and the absolute price quantum of this land parcel might be within the range of quite a few large developers and consortiums," he added.
Bidders were likely attracted by Lorong Lew Lian site's close proximity to the Serangoon bus interchange and MRT station - an interchange for the North East and Circle lines - and the nex mall.
There were also just 435 unsold units in nearby condo blocks as at Sept 30 and no other major projects in the area are slated for launch, Mr Mak added.
The healthy take-up rate at the recently launched High Park Residences and Botanique at Bartley may also have encouraged developers, said R'ST Research director Ong Kah Seng.
Mr Desmond Sim, CBRE research head for Singapore and South-east Asia, said developers would also have the benefit of time to bank on any market recovery.
"At the same time, they can benefit from the strong development pipeline along the North East and Circle lines, including the Bidadari housing estate," he added.
Indeed, the top bid reflects confidence that prices during the launch will not be far from current levels, with the average selling price likely to be about $1,300 psf, said JLL national research director Ong Teck Hui.
"Compared with the Botanique at Bartley site which fetched $648 psf ppr in January last year (and drew seven bids), the subject site is better configured and in a better location, which accounts for the higher bid and keener competition," he added.
Source: Straits Times
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