PROJECT DETAILS
The Urban Redevelopment Authority (URA) has sold a residential site in Fernvale Road as part of Government Land Sales (GLS), in 3rd quarter of 2016. This land parcel is bounded by Fernvale Raod, Fernvale Street, Lorong Samak and Lorong Tanggam, set in the North-Eastern region of Singapore, in Sengkang West Way, is listed under the confirmed list of sites and is allocated to be developed into a high rise condominium. It has a site area of 187,433 square feet and is expected to house approximately 605 residential apartment units.
A joint Venture between Sing Developments and Wee Hur won the top bid of S$287.1 million, translating to S$517.03 per square foot per plot ratio (psf ppr).
New and Upcoming condo in Sengkang West Way is next to another upcoming condominium and near to Abudant Grace Presbyterian Church. It is walking distance to Thanggam LRT Station. Other developments within the vicinity of New Condo include Riverbank @ Fernvale, Jewel@Buangkok, The Greenwich, Seletar Park Residence and H20 residences. It is also near to upcoming executive condo EC such as Topiary, Lush Acres, The Vales, Treasure Crest, The Terrace and Amore.
Thanggam LRT Station is approximately 500 metres away from new Condo in Sengkang West Way and will connect new residents to Sengkang Town Centre and MRT Station where its future residents can access to the North East Line services. Future residents can also access to the Sengkang Bus Interchange at the town centre where many bus services can be found. This provides good accessibility for future residents of New Sengkang West Condo to various parts of Singapore. It will take only approximately 15 minutes of driving from new condo in Sengkang West Way/ Fernvale Raod right to Central Business District (CBD) using the nearby Central Expressway (CTE) and about 12 minutes to Orchard Shopping Belt. The nearby Tampines Expressway (TPE) which connects to the Seletar Expressway (SLE) and the Kallang Paya Lebar Expressway (KPE) also provides high accessibility for future residents of New Launch Condo in Sengkang West Way for island wide travelling.
Future residents of condo in Sengkang West Way will enjoy the conveniences of new Seletar Mall where they can find a good mix of shopping, dining and lifestyle entertainment offerings in the 6 levels of commercial spaces. They will be able to access to amenities such as retail shops, eating outlets, food court, supermarket and cinemas. Other shopping malls that future residents of new Condo can access to include Fernvale Point and also Greenwich V, which are within walking distance. For a wide variety of local delights and also fresh market produce, future residents of new condo in Sengkang West Way can take a LRT ride or a short drive down to the Kopitiam Square which is located at Sengkang Town Centre where they will be able to find many local food stalls and market stalls at Kopitiam Square. Alternatively, there are eating outlets along Jalan Kayu nearby.
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| Project | Sengkang West Way New Condo |
| Developer | Sing Developments and Wee Hur |
| Location | Sengkang West/ Fernvale Road |
| District | 19 |
| Tenure | 99 years lease |
| Site Area | 17,412 square metres/ 187,433 square feet |
| GFA: | 51,589 square metres/ 555,314 square feet |
| Plot Ratio | 3.0 |
| Expected TOP: | |
| Total Units | Approximately 605residential units |
| Total Carpark | |
| Development | Condo comprising of communal facilities |
| Unit Type: | 1 to 5 Bedrooms residential apartments |
| Architect | |
| Eligibility | SC/ SC, SC/SPR and Foreigner can buy |
LOCATION and AMENITIES
Amenities Near New Condo at Sengkang West Way
| Category | Important Amenities Near New Condo at Sengkang West Way | Approximate Distance |
| Train Stations | Thanggam LRT (SW4) | 0.2km |
| Bus Stop | Aft Lorong Tanggam (Bus: 85) Bef Jln Kayu (Bus: 85) |
0.1km 0.1km |
| Supermarkets | Fairprice (Seletar Mall) Cold Storage (Greenwich V) Giant (982 Buangkok Crescent) Sheng Siong (19 Serangoon North Ave 5) |
0.5km 1.0km 1.6km 2.2km |
| Shopping Malls | The Seletar Mall Fernvale Point Greenwich V |
0.5km 0.5km 1.0km |
| Education Institutions | Preschool | |
| PCF Sengkang West Blk 436D-436A PCF Sengkang West Blk 443 Sengkang Methodist Church Kindergarten P & J Kindergarten Brain Buttons kindergarten PCF Sengkang West Blk 303A-302A |
0.3km 0.4km 1.3km 1.4km 1.4km 2.0km |
|
| Primary | ||
| Sengkang Green Primary School Fernvale Primary School Anchor Green Primary School Springdale Primary School Nan Chiau Primary School |
0.2km 0.6km 1.4km 1.6km 1.7km |
|
| Secondary | ||
| Pei Hwa Secondary School Nan Chiau High School |
0.6km 1.8km |
|
| Junior College | ||
| Anderson Junior College | 3.7km | |
| Tertiary | ||
| Nanyang Polytechnic | 3.4km | |
| International | ||
| Chatsworth Kindergarten | 1.0km | |
| Food Centre | Kopitiam Square | 2.1km |
| Lifestyle | Sengkang Riverside Park Sengkang Sports and Recreation Centre Kingfisher Club |
1.1km 1.3km 1.6km |
FACILITIES and SITE PLAN
The Facilities and Site plan of New Condo in Sengkang West, along Fernvale Road is currently seeking approval from relevant authorities.
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RESIDENTIAL FLOOR PLANS
SENGKANG OVERVIEW
Sengkang is a sub-urban town in the north-eastern part of Singapore. The town is bounded by the Tampines Expressway (TPE) to the north, Sungei Serangoon (Serangoon River) to the east, Buangkok Drive to the south and Jalan Kayu to the west. Sungei Punggol (Punggol River) cuts through the new town, and divides the town into Sengkang East and Sengkang West.
A new industrial area, 'Sengkang West Industrial Area', is to be built to the west of Jalan Kayu in the near future, bounded by a road which is estimated to be completed this year. The new road, Sengkang West Road, begins where Yio Chu Kang Road and Jalan Kayu intersect, passes through the Fernvale neighbourhood, cuts through TPE across the proposed Seletar Aerospace Flyover and links to the future upgraded Seletar Aerospace Park.
Sengkang is well connected to other parts of the island with the North East MRT Line (NEL) at Sengkang MRT Station and Sengkang LRT that have direct access to Sengkang Bus Interchange which provide residents with convenient public transport.
Sengkang West Condo: Shopping and Amenities
- Compass Point
- Seletar Mall
- Greenwich V
- Rivervale Plaza
- Rivervale Mall
- Sengkang Community Hub (Sengkang Post Office, Singhealth Polyclinic, Sengkang C.C)
Sengkang West Condo: Good connectivity and Accessibility
- 1 MRT stop to Punggol Town Centre- Upcoming S$1 Billion Mega Mall cum residential/ Horse Riding
- 2 MRT stop to Hougang Mall and Bus interchange
- 3 MRT stops to Heartland Mall and Bus Interchange, Kovan Market and Food centre
- 4 MRT stops to Serangoon MRT Interchange which serves Circle Line, Bus interchange, NEX mega mall
- For vehicle owners, it will take less than 30 minutes drive to Tampines Regional Centre, Changi Business Park, Changi Airport and vibrant Orchard Road shopping district. Island wide connectivity via Tampines Expressway TPE, CTE, and SLE.
Sengkang West Condo: Enhancements on Road System
- The completion of Sengkang West Road to ease the traffic to Seletar Aerospace Park and Sengkang West Industrial Estate
- Widening and expansion of CTE/ SLE/ TPE/KPE, between Jalan Kayu flyover and Punggol West Flyover and construction of road between TPE and Yishun Ave 6
Sengkang West Condo: Well designed and support in recreation
- Sengkang Sports and Recreation Centre- Sitted on a 4 hectares of land besides Sungei Punggol and houses a community club and features sports facilities including 4 swimming pools
- Sengkang Riverside Park- The park has unique water features , a constructed wetland that collects and filters rain waters naturally through its aquatic plants. The wetland doubles as a wildlife habitat and attracts many mangrove birds nto the park such as purple heron, collared kingfisher and little tern.
- Sengkang Sculpture Park- For leisure in the park and sculptural playground.
- Sengkang Hockey Stadium- State of art hockey pitches. Held 2010 Youth Olympics Games.
- Enjoy jogging, cycling via the scenic North Eastern Riverine Loop
- Marina Country Club
- Seletar Country Club
Sengkang West Condo: Health-care and well being
- Future Sengkang General and Community Hospital (targetting 2018)
Sengkang West Condo: Education
- Renowned Nan Chiau Primary / High School
- Sengkang Primary / Secondary School
- Rivervale Primary School
- Springdale Primary School
- Compassvale Primary / Secondary School
- CHIJ Saint Joseph’s Convent
Sengkang West Condo: Future potential and Demand
- Sengkang General Hospital by 2020
- Seletar Aerospace Park
- Sengkang West Industrial Park
JV SING DEVELOPMENTS AND WEE HUR WON TOP BID FOR SENGKANG/ FERNVALE ROAD PRIVATE CONDO LAND SITE
The gaps between the top bids for a Fernvale Road site were likely the closest for any Government Land Sales (GLS) tender, thanks to fierce competition by 14 developers for the land.
The battle for the 99-year leasehold plot was so intense that bids easily exceeded market expectations, but it is the closeness of the offers that caught analysts' eyes.
A joint venture of Sing Development and Wee Hur Development lodged the top offer of $287.1 million - just 0.005 per cent higher than the $287.09 million from China Contruction (South Pacific) Development.
Allgreen Properties was next at $286.9 million, only 0.07 per cent lower than the top bid.
The top bid works out at $517.03 per square foot per plot ratio (psf pr), the second bid came to $517 psf pr while the third came to $516.7 psf pr.
Mr Nicholas Mak, executive director of SLP International Property Consultants, said this could be the closest price gap in the history of GLS tenders. He attributed it to developers making bullish bids in light of the fierce competition for the land.
Experts had tipped that the site would attract a top bid of $272 million, but the top four bids easily exceeded that estimate.
The 17,196.4 sq m plot, which is near Thanggam LRT station and amenities like Sengkang Riverside Park and The Seletar Mall, could yield about 605 private apartments.
Mr Desmond Sim, head of research for Singapore and South-east Asia at CBRE, noted the implications of the closely priced bids.
"This is an indication that these bidders share similar views on pricing of the projects as well as construction costs control," he added.
Mr Sim said that controlling costs would be a major factor, particularly for the top two bidders as they are developers with a construction arm.
He also said that he expects more residential sites to be released in the next GLS programme, to prevent bids from escalating.
The optimism of developers was also bolstered by the success of the nearby High Park Residences, which has sold 98 per cent of its units based on last month's sales data.
"The higher bid for the site indicates that the units may be sold at a slightly higher price than High Park Residences," said Mr Ong Teck Hui, JLL national director.
He added that the units would probably find demand from buyers, "given the rapid take-up at High Park Residences and against the possible backdrop of an improved market".
Source: Straits Times 28th September 2016
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