May 24, 2008
HDB to be flexible on new rules for first-timers
It assures those at the back of queue with good reasons for rejecting flats
By Jessica Cheam
FIRST-TIME buyers can be assured that they will get to select new flats from a reasonable pool before they are sent to the back of the queue, said National Development Minister Mah Bow Tan yesterday.
And, in a separate assurance, the Housing Board said it may exercise flexibility if applicants at the back of the queue have good reasons for rejecting available flats.
The comments came after HDB changed application rules on Thursday, leaving some first-timers worried that buyers offered leftover flats by the HDB will effectively be penalised.
Speaking to reporters yesterday, Mr Mah said that for first-timers, a new home is a 'big investment, so you don't want HDB to say take it or leave it...This is also why HDB will make sure there's a reasonable number of flats for couples to select, and it's not the last flat in the whole development'.
The new rules are aimed at tightening HDB's application process to deter first-timers from applying frivolously.
A first-time buyer who rejects an offer to buy a flat twice at HDB's build-to-order or balloting sales exercises will now lose his first-timer priorities for a year.
That effectively puts him at the back of the queue with the second-timers.
HDB's move came after recent reports highlighted the relatively low take-up rate of new flats despite thousands of applications.
The problem is that more serious buyers in the queue are being pushed further back. For the HDB, a lot of time and effort is wasted on administering and managing these people, said Mr Mah.
'We're trying to move those with urgent needs to the front of the queue,' he said.
Some first-time home buyers whom The Straits Times spoke to, however, were concerned that the rules were too strict.
Technical support engineer Sharlina Mohd Sahak, 28, said it was unfair if only leftover flats were on offer or if they were in an undesirable location. 'There are pros and cons to this new rule as it sieves out insincere buyers, but overall I find it a bit harsh,' she said.
When contacted, the HDB said it expects genuine buyers to book a flat if there is still a unit available.
Even if they do not, they are given a second chance to buy before stringent measures are applied, said HDB. 'For applicants at the bottom of the queue, HDB may exercise flexibility if they have very good reasons why they did not select any of the last few available flats.'
Housing experts, such as PropNex chief executive Mohamed Ismail, said the latest changes were 'timely, given the increasing number of unsuccessful take-ups'.
But others, such as Chesterton International head(research and consultancy) Colin Tan, said there could be other reasons such as higher prices to explain higher dropout rates.
Mr Mah said there was 'no evidence' to support this argument. It was not likely, he said, because prices are publicised before buyers make their applications.
jcheam@sph.com.sg
Copyright © 2007 Singapore Press Holdings. All rights reserved. Privacy Statement & Condition of Access
Monday, May 26, 2008
Property prices expected to moderate
May 24, 2008
Property prices expected to moderate
THE Singapore property market has peaked and prices can be expected to moderate in the next two years, the Government said yesterday.
Prices had surged in the past two years because of a supply-demand imbalance, said Mr Ravi Menon, the Second Permanent Secretary of the Ministry of Trade and Industry.
'The market has been tight across various segments as supply was slow to respond when demand surged in the past couple of years,' he said yesterday.
However, he felt that the market had already reached its peak.
'There is supply coming online in the next few years that will offset some of the demand, and expectations are for moderation over the next one or two years.
'This will provide some relief in terms of cost pressures, which is important when it comes to controlling inflation.'
NICHOLAS FANG
Copyright © 2007 Singapore Press Holdings. All rights reserved. Privacy Statement & Condition of Access
Property prices expected to moderate
THE Singapore property market has peaked and prices can be expected to moderate in the next two years, the Government said yesterday.
Prices had surged in the past two years because of a supply-demand imbalance, said Mr Ravi Menon, the Second Permanent Secretary of the Ministry of Trade and Industry.
'The market has been tight across various segments as supply was slow to respond when demand surged in the past couple of years,' he said yesterday.
However, he felt that the market had already reached its peak.
'There is supply coming online in the next few years that will offset some of the demand, and expectations are for moderation over the next one or two years.
'This will provide some relief in terms of cost pressures, which is important when it comes to controlling inflation.'
NICHOLAS FANG
Copyright © 2007 Singapore Press Holdings. All rights reserved. Privacy Statement & Condition of Access
Making of a lively, liveable global city
May 24, 2008
Making of a lively, liveable global city
URA's Master Plan looks at softer features of urban life and new needs like population growth
By Joyce Teo
EVERY five years, Singapore's city planners draw up a plan that will change the face of the island and affect the lives of everyone living and working here.
It is a gargantuan undertaking, ironically made more difficult by the country's small size.
This is because the Urban Redevelopment Authority (URA) needs to pack a good number of objectives into planning for a space that is just 704 square km.
It needs to ensure, for example, that there is enough space for companies and businesses to site offices and factories. Otherwise, land cost issues could deter them from locating here and crimp economic growth.
But it also needs to pay attention to the living environment. This means setting aside land for homes in attractive surroundings and ensuring that there are enough leisure options to keep the island's residents entertained.
It is these principles that have guided the 2008 URA Draft Master Plan, released by Minister for National Development Mah Bow Tan yesterday.
'The challenge for our planners is to make it possible for this vision to be realised given our limited land resources,' he said.
And getting the balance right is crucial in what is increasingly becoming a high-stakes contest between global cities to attract investment and top talent.
'You have cities that are very environmentally friendly, but tend to be very boring,' said Mr Mah.
'Or, you have cities that are very lively, very vibrant but not so liveable...the air quality is not so good.'
This is why the theme of URA's new master plan is 'Where our future is. Great opportunities, good life', he added.
The plan envisions Singapore in 2020 as a city that is 'distinctive in its ability to offer a unique combination of economic opportunity, vibrant lifestyle and quality environment, for a cosmopolitan population'.
Urban planning is not new in Singapore and started before the country gained independence in 1965.
The first master plan was forged in 1958 by the British colonial government. It regulated land use by zoning areas and introducing land density and plot ratio controls that dictated how much built-up space would be allowed in a given area.
Land was reserved for schools, infrastructural facilities and other community uses. New satellite towns away from the city centre were also planned.
Since then, the master plan has undergone eight reviews and various amendments.
The most significant was in 1998, when the Government implemented major plot ratio changes in a forward-looking plan to make better use of land.
'There was a fundamental change in thinking in 1998. The Government put out 55 development guide plans, which gave a clear idea of its development directions for each region,' said Knight Frank's managing director Tan Tiong Cheng.
With that understanding, land owners and developers could, for the first time, plan confidently. They knew, for instance, what type of developments were slated for which site and how high the buildings could go.
'That was the first new Master Plan, so major changes were made then,' recalled Mrs Cheong Koon Hean, chief executive officer of the URA.
Before that, the planners made updates to the plan, rather than relook it from a fresh perspective, she said.
The next master plan review in 2003 was a broader, large-scaled plan that focused on parks and waterbodies as well as identity and heritage.
It was not a significant departure from before, as major changes had already been introduced in 1998.
Experts say this year's master plan review is more focused. Apart from detailed plans for Jurong, Kallang and Paya Lebar, the emphasis was also on the softer features of urban life and new needs like population growth.
In 2005, the URA started drawing up a plan for more leisure offerings.
'We were looking into how else to make Singapore an even more fun and restful place,' said Mrs Cheong.
URA planners looked at the whole island, took stock of what Singapore already had and acted on the results of a lifestyle survey which showed, for instance, that people liked to see parks near their homes.
Then, they worked out a plan - the first islandwide one - that capitalised on Singapore's green assets.
The resulting Leisure Plan, unveiled earlier this week, adds 900ha of park land and triples the size of Singapore's park connector network. One result: A stunning new 150km round-island cycling route.
In the North and West regions, for example, many of the new homes planned will be located near reservoirs and parks such as Jurong Lake and Lower Seletar Reservoir.
But the URA also looked carefully at each of Singapore's five regions.
A team of six key planners worked on the proposals for each region, while teams of around 10 key planners drew up the detailed plans for the new growth areas such as Kallang Riverside.
In all, more than 300 officers comprising urban planners, architects and technical staff got involved.
Hours were spent walking the ground to get a feel for the areas under study. And the URA went overseas to get ideas.
'We looked to cities like New York for its exciting nightlife and rich arts scene and to Seoul for its success in creating beautiful urban waterways,' a URA spokesman told The Straits Times.
The plans for Kallang Riverside, for example, have their roots in waterfront housing and hotel developments in the United States city of Miami as well as Barcelona, Spain.
Another theme that runs clearly through the 2008 Master Plan is the decentralisation of urban activity to commercial nodes outside the Central Business District.
It is a strategy that first made an appearance in the URA's 1991 concept plan, with the Tampines Regional Centre identified as the first decentralised commercial hub.
Today, Tampines is dubbed the 'Shenton Way of the East', with many banks having set up backroom operations there.
The idea, as Mr Mah puts it, is to 'bring jobs closer to homes and homes closer to jobs'.
Therefore, under this year's plan, Paya Lebar Central will be further developed and more jobs will be introduced to the North, North-east and East regions in various business and manufacturing parks.
Conversely, more housing will be introduced in the West region, which traditionally has been an industrial stronghold, in areas like the Jurong Lake District, Hillview and Choa Chu Kang.
With leisure amenities also coming up in all these regions, and transport links between the regions strengthened, the hope is that people will need to travel less to the city. And this will reduce the burden on the country's transport infrastructure.
Finally, with tourism now being a key pillar of growth, the new master plan has set aside more land for hotels to cater to tourists coming here to enjoy the attractions.
New hotels have been planned for areas such as Chinatown, Singapore River, Paya Lebar and Sentosa.
Initial reactions to the plan have been favourable, with developers applauding the clarity of the plans.
'It gives you a good idea of what the Government will be doing in the next five to 10 years and gives us investors more confidence,' said Mr Allen Law, director of the Park Hotel Group.
'In less developed countries, you don't know what type of supply may spring up next to your development.'
And for all the proposals for change mooted, some appreciated that certain policies would not change.
For example, there are no major plot ratio changes this year, which developers said may be a good thing, given the current market uncertainty.
The property market has had its quietest period in years as many buyers kept to the sidelines this year.
The URA has also pledged to release new land parcels at a pace that is in line with market demand and conditions.
Overall, Mr Simon Cheong, president of the Real Estate Developers' Association of Singapore, said the 2008 Master Plan provides for a very sustainable global city, which will offer a lot of opportunities for developers.
'It's very comprehensive and not a cut-and-paste approach,' added Mr Cheong. 'There's already a soul in Singapore and you want to maintain that.'
joyceteo@sph.com.sg
The public is invited to give its feedback on the 2008 Draft Master Plan at an exhibition being held at the URA Building in Maxwell Road until June 20. It is open between 9am and 7pm from Monday to Friday and 9am to 1pm on Saturdays. Admission is free.
--------------------------------------------------------------------------------
North: New hospital in close proximity to Yishun MRT station
LIVE
· 40,300 new homes in Yishun, Sembawang and Woodlands
· Yishun town centre will have new community spaces, a new shopping centre-cum-bus interchange, and a regional hospital and library nearby
WORK
· New industrial areas on the fringes of Woodlands and Sembawang, as well as near Mandai
TRAVEL
· A new Thomson MRT line will run from Woodlands to Marina Bay
· A new North-South Expressway will complement the Central Expressway, shaving 30 per cent off travelling time to the city
PLAY
· New parks at the waterfronts, such as Lower Seletar Reservoir
· Nature-based attractions at Mandai
· Eco-based leisure activities at Kranji and Lim Chu Kang
--------------------------------------------------------------------------------
East: More jobs close to homes
LIVE
· 31,000 new homes near transport nodes and parks and waterbodies, such as Bedok Reservoir, Pasir Ris Park and East Coast Park
· Rejuvenation of Bedok town centre, with a new shopping centre integrated with a bus interchange
· Expansion of Tampines Regional Library
· Schools will be added and upgraded
WORK
· Further development of Tampines Regional Centre and Changi Business Park
· Expansion of industrial estates at Paya Lebar, Loyang and Changi
TRAVEL
· The Downtown Line 3 will connect the eastern region to the city
· A new Eastern Region Line will link Changi to Marina Bay
PLAY
· New facilities at Bedok Reservoir Park
· New skate park at East Coast Park
· New lifestyle attractions at Changi Point and a possible motor-racing circuit at Changi East
· More parks and park connectors
--------------------------------------------------------------------------------
North-east: Waterfront living at Punggol
LIVE
· 80,000 new homes in Punggol and Sengkang, and along waterfronts
Punggol and Sengkang will be further developed, with a new 4.2km waterway and town centre for Punggol
WORK
· New Seletar Aerospace Park
· New industrial estates in Sengkang West and Lorong Halus
PLAY
· A new riverine town park and sports complex next to the town centre
· Upcoming interim facilities, such as a golf driving range at Punggol East and a horse-riding centre at Punggol Point
--------------------------------------------------------------------------------
Central: More hotels
LIVE
· 130,900 new homes, in towns such as Toa Payoh, Queenstown, Bukit Merah and Boon Keng, as well as at Kallang Riverside, Tanjong Rhu, Singapore River and Sentosa
WORK
· Extension of the Central Business District at Marina Bay and along Beach Road/Ophir-Rochor Road
· New offices at Paya Lebar Central
· Further development of office and business parks at one-north
PLAY
· New hotels at Chinatown, Tanjong Pagar, Singapore River, Kampong Glam, Little India, Farrer Park, Paya Lebar, Kallang Riverside, Balestier and Sentosa
· Sports Hub at Kallang will have a National Stadium, aquatic and water leisure centre, multi-purpose indoor arena, sports library and museum
· New park connectors and Labrador boardwalk linking Southern Ridges to VivoCity, HarbourFront and Southern Waterfront
· New events at Singapore River
--------------------------------------------------------------------------------
West: More greenery
LIVE
· 46,000 new homes near MRT stations, parks and waterbodies, such as at Jurong East, Jurong West, Hillview and Choa Chu Kang
· A new general hospital in the Jurong Lake District by 2015
· A shopping mall with a library and bus interchange at Clementi town centre
· New campuses for the Canadian International School and River Valley High School in Jurong West by next year and 2015, respectively
· Third Institute of Technical Education regional campus in 2010
WORK
· 2,500ha of land set aside in Jurong and Tuas for industrial uses
· 750,000 sq m of commercial space for offices, shops and restaurants in Jurong Gateway
TRAVEL
· The East-West MRT line will be extended west
· The Downtown Line 2 will connect parts of the region to the city centre
PLAY
· Jurong Lake District will have edutainment attractions, dining and lifestyle destinations and a new park by the lake
· World-class Science Centre next to Chinese Garden MRT Station
· Interpretative Centre and boardwalk at the Bukit Timah Nature Reserve
· Boardwalks and boating activities at Jurong Lake and Pandan Reservoir
· Singapore's first motocross venue at Tuas
· More parks and park connectors
Copyright © 2007 Singapore Press Holdings. All rights reserved. Privacy Statement & Condition of Access
Making of a lively, liveable global city
URA's Master Plan looks at softer features of urban life and new needs like population growth
By Joyce Teo
EVERY five years, Singapore's city planners draw up a plan that will change the face of the island and affect the lives of everyone living and working here.
It is a gargantuan undertaking, ironically made more difficult by the country's small size.
This is because the Urban Redevelopment Authority (URA) needs to pack a good number of objectives into planning for a space that is just 704 square km.
It needs to ensure, for example, that there is enough space for companies and businesses to site offices and factories. Otherwise, land cost issues could deter them from locating here and crimp economic growth.
But it also needs to pay attention to the living environment. This means setting aside land for homes in attractive surroundings and ensuring that there are enough leisure options to keep the island's residents entertained.
It is these principles that have guided the 2008 URA Draft Master Plan, released by Minister for National Development Mah Bow Tan yesterday.
'The challenge for our planners is to make it possible for this vision to be realised given our limited land resources,' he said.
And getting the balance right is crucial in what is increasingly becoming a high-stakes contest between global cities to attract investment and top talent.
'You have cities that are very environmentally friendly, but tend to be very boring,' said Mr Mah.
'Or, you have cities that are very lively, very vibrant but not so liveable...the air quality is not so good.'
This is why the theme of URA's new master plan is 'Where our future is. Great opportunities, good life', he added.
The plan envisions Singapore in 2020 as a city that is 'distinctive in its ability to offer a unique combination of economic opportunity, vibrant lifestyle and quality environment, for a cosmopolitan population'.
Urban planning is not new in Singapore and started before the country gained independence in 1965.
The first master plan was forged in 1958 by the British colonial government. It regulated land use by zoning areas and introducing land density and plot ratio controls that dictated how much built-up space would be allowed in a given area.
Land was reserved for schools, infrastructural facilities and other community uses. New satellite towns away from the city centre were also planned.
Since then, the master plan has undergone eight reviews and various amendments.
The most significant was in 1998, when the Government implemented major plot ratio changes in a forward-looking plan to make better use of land.
'There was a fundamental change in thinking in 1998. The Government put out 55 development guide plans, which gave a clear idea of its development directions for each region,' said Knight Frank's managing director Tan Tiong Cheng.
With that understanding, land owners and developers could, for the first time, plan confidently. They knew, for instance, what type of developments were slated for which site and how high the buildings could go.
'That was the first new Master Plan, so major changes were made then,' recalled Mrs Cheong Koon Hean, chief executive officer of the URA.
Before that, the planners made updates to the plan, rather than relook it from a fresh perspective, she said.
The next master plan review in 2003 was a broader, large-scaled plan that focused on parks and waterbodies as well as identity and heritage.
It was not a significant departure from before, as major changes had already been introduced in 1998.
Experts say this year's master plan review is more focused. Apart from detailed plans for Jurong, Kallang and Paya Lebar, the emphasis was also on the softer features of urban life and new needs like population growth.
In 2005, the URA started drawing up a plan for more leisure offerings.
'We were looking into how else to make Singapore an even more fun and restful place,' said Mrs Cheong.
URA planners looked at the whole island, took stock of what Singapore already had and acted on the results of a lifestyle survey which showed, for instance, that people liked to see parks near their homes.
Then, they worked out a plan - the first islandwide one - that capitalised on Singapore's green assets.
The resulting Leisure Plan, unveiled earlier this week, adds 900ha of park land and triples the size of Singapore's park connector network. One result: A stunning new 150km round-island cycling route.
In the North and West regions, for example, many of the new homes planned will be located near reservoirs and parks such as Jurong Lake and Lower Seletar Reservoir.
But the URA also looked carefully at each of Singapore's five regions.
A team of six key planners worked on the proposals for each region, while teams of around 10 key planners drew up the detailed plans for the new growth areas such as Kallang Riverside.
In all, more than 300 officers comprising urban planners, architects and technical staff got involved.
Hours were spent walking the ground to get a feel for the areas under study. And the URA went overseas to get ideas.
'We looked to cities like New York for its exciting nightlife and rich arts scene and to Seoul for its success in creating beautiful urban waterways,' a URA spokesman told The Straits Times.
The plans for Kallang Riverside, for example, have their roots in waterfront housing and hotel developments in the United States city of Miami as well as Barcelona, Spain.
Another theme that runs clearly through the 2008 Master Plan is the decentralisation of urban activity to commercial nodes outside the Central Business District.
It is a strategy that first made an appearance in the URA's 1991 concept plan, with the Tampines Regional Centre identified as the first decentralised commercial hub.
Today, Tampines is dubbed the 'Shenton Way of the East', with many banks having set up backroom operations there.
The idea, as Mr Mah puts it, is to 'bring jobs closer to homes and homes closer to jobs'.
Therefore, under this year's plan, Paya Lebar Central will be further developed and more jobs will be introduced to the North, North-east and East regions in various business and manufacturing parks.
Conversely, more housing will be introduced in the West region, which traditionally has been an industrial stronghold, in areas like the Jurong Lake District, Hillview and Choa Chu Kang.
With leisure amenities also coming up in all these regions, and transport links between the regions strengthened, the hope is that people will need to travel less to the city. And this will reduce the burden on the country's transport infrastructure.
Finally, with tourism now being a key pillar of growth, the new master plan has set aside more land for hotels to cater to tourists coming here to enjoy the attractions.
New hotels have been planned for areas such as Chinatown, Singapore River, Paya Lebar and Sentosa.
Initial reactions to the plan have been favourable, with developers applauding the clarity of the plans.
'It gives you a good idea of what the Government will be doing in the next five to 10 years and gives us investors more confidence,' said Mr Allen Law, director of the Park Hotel Group.
'In less developed countries, you don't know what type of supply may spring up next to your development.'
And for all the proposals for change mooted, some appreciated that certain policies would not change.
For example, there are no major plot ratio changes this year, which developers said may be a good thing, given the current market uncertainty.
The property market has had its quietest period in years as many buyers kept to the sidelines this year.
The URA has also pledged to release new land parcels at a pace that is in line with market demand and conditions.
Overall, Mr Simon Cheong, president of the Real Estate Developers' Association of Singapore, said the 2008 Master Plan provides for a very sustainable global city, which will offer a lot of opportunities for developers.
'It's very comprehensive and not a cut-and-paste approach,' added Mr Cheong. 'There's already a soul in Singapore and you want to maintain that.'
joyceteo@sph.com.sg
The public is invited to give its feedback on the 2008 Draft Master Plan at an exhibition being held at the URA Building in Maxwell Road until June 20. It is open between 9am and 7pm from Monday to Friday and 9am to 1pm on Saturdays. Admission is free.
--------------------------------------------------------------------------------
North: New hospital in close proximity to Yishun MRT station
LIVE
· 40,300 new homes in Yishun, Sembawang and Woodlands
· Yishun town centre will have new community spaces, a new shopping centre-cum-bus interchange, and a regional hospital and library nearby
WORK
· New industrial areas on the fringes of Woodlands and Sembawang, as well as near Mandai
TRAVEL
· A new Thomson MRT line will run from Woodlands to Marina Bay
· A new North-South Expressway will complement the Central Expressway, shaving 30 per cent off travelling time to the city
PLAY
· New parks at the waterfronts, such as Lower Seletar Reservoir
· Nature-based attractions at Mandai
· Eco-based leisure activities at Kranji and Lim Chu Kang
--------------------------------------------------------------------------------
East: More jobs close to homes
LIVE
· 31,000 new homes near transport nodes and parks and waterbodies, such as Bedok Reservoir, Pasir Ris Park and East Coast Park
· Rejuvenation of Bedok town centre, with a new shopping centre integrated with a bus interchange
· Expansion of Tampines Regional Library
· Schools will be added and upgraded
WORK
· Further development of Tampines Regional Centre and Changi Business Park
· Expansion of industrial estates at Paya Lebar, Loyang and Changi
TRAVEL
· The Downtown Line 3 will connect the eastern region to the city
· A new Eastern Region Line will link Changi to Marina Bay
PLAY
· New facilities at Bedok Reservoir Park
· New skate park at East Coast Park
· New lifestyle attractions at Changi Point and a possible motor-racing circuit at Changi East
· More parks and park connectors
--------------------------------------------------------------------------------
North-east: Waterfront living at Punggol
LIVE
· 80,000 new homes in Punggol and Sengkang, and along waterfronts
Punggol and Sengkang will be further developed, with a new 4.2km waterway and town centre for Punggol
WORK
· New Seletar Aerospace Park
· New industrial estates in Sengkang West and Lorong Halus
PLAY
· A new riverine town park and sports complex next to the town centre
· Upcoming interim facilities, such as a golf driving range at Punggol East and a horse-riding centre at Punggol Point
--------------------------------------------------------------------------------
Central: More hotels
LIVE
· 130,900 new homes, in towns such as Toa Payoh, Queenstown, Bukit Merah and Boon Keng, as well as at Kallang Riverside, Tanjong Rhu, Singapore River and Sentosa
WORK
· Extension of the Central Business District at Marina Bay and along Beach Road/Ophir-Rochor Road
· New offices at Paya Lebar Central
· Further development of office and business parks at one-north
PLAY
· New hotels at Chinatown, Tanjong Pagar, Singapore River, Kampong Glam, Little India, Farrer Park, Paya Lebar, Kallang Riverside, Balestier and Sentosa
· Sports Hub at Kallang will have a National Stadium, aquatic and water leisure centre, multi-purpose indoor arena, sports library and museum
· New park connectors and Labrador boardwalk linking Southern Ridges to VivoCity, HarbourFront and Southern Waterfront
· New events at Singapore River
--------------------------------------------------------------------------------
West: More greenery
LIVE
· 46,000 new homes near MRT stations, parks and waterbodies, such as at Jurong East, Jurong West, Hillview and Choa Chu Kang
· A new general hospital in the Jurong Lake District by 2015
· A shopping mall with a library and bus interchange at Clementi town centre
· New campuses for the Canadian International School and River Valley High School in Jurong West by next year and 2015, respectively
· Third Institute of Technical Education regional campus in 2010
WORK
· 2,500ha of land set aside in Jurong and Tuas for industrial uses
· 750,000 sq m of commercial space for offices, shops and restaurants in Jurong Gateway
TRAVEL
· The East-West MRT line will be extended west
· The Downtown Line 2 will connect parts of the region to the city centre
PLAY
· Jurong Lake District will have edutainment attractions, dining and lifestyle destinations and a new park by the lake
· World-class Science Centre next to Chinese Garden MRT Station
· Interpretative Centre and boardwalk at the Bukit Timah Nature Reserve
· Boardwalks and boating activities at Jurong Lake and Pandan Reservoir
· Singapore's first motocross venue at Tuas
· More parks and park connectors
Copyright © 2007 Singapore Press Holdings. All rights reserved. Privacy Statement & Condition of Access
MAKEOVER #1: KALLANG RIVERSIDE
May 24, 2008
MAKEOVER #1: KALLANG RIVERSIDE
Beaches and waterfront homes at the edge of city
The area south of Kallang and Lavender MRT stations will be completely transformed
By Fiona Chan
THE year is 2020. The place: Kallang.
Gone are the unsightly gas tanks and drab industrial factories that once marked this area. Instead, it is sparkling with modern high-rise buildings, cool green parks and beachfront homes.
Families stroll down the tree-lined paths and frolic by the river, which has been cleaned up and beautified with sandy beaches, waterfront hotels and energetic water sports.
In the distance looms the Sports Hub, an impressive cluster of world-class sporting facilities, just minutes away to the south of the area.
This is the new Kallang - at least, the way Singapore's land planners envision it in 15 years.
Under the latest masterplan revealed by the Urban Redevelopment Authority (URA) yesterday, the area south of Kallang and Lavender MRT stations will be completely transformed.
The URA will do away with the prosaic industrial estate of Kallang Basin, the site of the former Kallang Gasworks and some of Singapore's oldest public housing estates.
In its place will blossom the glamorous Kallang Riverside, an exclusive residential enclave, thriving commercial hub and nature-rich leisure seat at the edge of the city centre.
When the area takes shape, it could rival Novena and Sentosa as a prime living and working destination, property consultants said yesterday.
Kallang will have the added advantage of lush green parks and shimmering waterways to draw visitors, they added.
'Kallang is like a hybrid of Marina Bay and Sentosa, unique in that it will have beaches and waterfront homes so close to the city,' said Mr Chua Yang Liang, head of South-east Asia research at property firm Jones Lang LaSalle.
In all, the URA has set aside 64 hectares of land to be developed in the area - double the size of Raffles Place.
It will retain light industrial buildings that offer jobs in the neighbourhood, but eliminate Kallang's old, grey, stodgy feel.
Four thousand new waterfront homes will be created on the west side of the river, all to be built by private developers, said the URA.
They will be set in The Green, a halcyon housing suburb arranged around a long strip of grassy park to the west of the Kallang River.
This park will link Lavender MRT station to the waterfront, providing a verdant thoroughfare for residents and visitors alike.
On the river's east side, a commercial centre will spring up, with space for 400,000 sq m of offices, shops and entertainment venues. The offices here will allow businesses to expand outside the city and are envisaged as cheaper support offices for downtown firms, the URA said.
To accommodate overseas visitors, Kallang Riverside will host 3,000 hotel rooms in a tropical beachfront setting.
The river itself will realise its full potential as a recreational hub.
Already a popular dragon boating and waterskiing spot, it will also offer beachside lagoons for swimming and facilities for new sports such as boating or canoeing.
To top it all off, an extensive network of roads and walkways will be created to improve accessibility.
One is a sheltered walkway that will take pedestrians from Kallang MRT station all the way to the Sports Hub in air-conditioned comfort. This futuristic link will snake through the second storeys of office and entertainment buildings along the way.
A pedestrian bridge will also be constructed across the river, linking the mainly residential west bank to the commercial centre on the east.
But Kallang will not be all newfangled plans and sleek buildings. The URA stressed that care has been taken to preserve the area's historic identity.
One of the key landmarks is the former Kallang Airport, opened in 1937 as Singapore's first airport. The Art Deco-style building was once hailed as the 'gem of the British empire', with revolutionary facilities such as a circular aerodrome and a large open-air viewing gallery.
Increased air traffic led to the airport being closed in 1955 and replaced by Paya Lebar Airport. The runway was converted into a road and the airfield to a recreational area, but the terminal building still stands as the People's Association headquarters.
Now, it will be one of the key development sites to be launched for sale in Kallang, along with the accompanying office buildings, former hangar, front lawn and other historic structures.
The blocks, centred around the historic Old Airport Square, will be conserved and adapted for new uses that could include a boutique hotel or a mall, said the URA.
It also intends to redevelop the bus interchange south of Kallang MRT station into high-rise buildings, and is studying whether to integrate the interchange into the new development or relocate it.
Minister for National Development Mah Bow Tan said yesterday that Kallang Riverside will be the next prime area on the edge of the city.
'Together with the Sports Hub, Kallang Riverside will be a significant sports and lifestyle cluster with a slice of history, supported by attractive beachfront hotels,' he said.
fiochan@sph.com.sg
MAKEOVER #1: KALLANG RIVERSIDE
Beaches and waterfront homes at the edge of city
The area south of Kallang and Lavender MRT stations will be completely transformed
By Fiona Chan
THE year is 2020. The place: Kallang.
Gone are the unsightly gas tanks and drab industrial factories that once marked this area. Instead, it is sparkling with modern high-rise buildings, cool green parks and beachfront homes.
Families stroll down the tree-lined paths and frolic by the river, which has been cleaned up and beautified with sandy beaches, waterfront hotels and energetic water sports.
In the distance looms the Sports Hub, an impressive cluster of world-class sporting facilities, just minutes away to the south of the area.
This is the new Kallang - at least, the way Singapore's land planners envision it in 15 years.
Under the latest masterplan revealed by the Urban Redevelopment Authority (URA) yesterday, the area south of Kallang and Lavender MRT stations will be completely transformed.
The URA will do away with the prosaic industrial estate of Kallang Basin, the site of the former Kallang Gasworks and some of Singapore's oldest public housing estates.
In its place will blossom the glamorous Kallang Riverside, an exclusive residential enclave, thriving commercial hub and nature-rich leisure seat at the edge of the city centre.
When the area takes shape, it could rival Novena and Sentosa as a prime living and working destination, property consultants said yesterday.
Kallang will have the added advantage of lush green parks and shimmering waterways to draw visitors, they added.
'Kallang is like a hybrid of Marina Bay and Sentosa, unique in that it will have beaches and waterfront homes so close to the city,' said Mr Chua Yang Liang, head of South-east Asia research at property firm Jones Lang LaSalle.
In all, the URA has set aside 64 hectares of land to be developed in the area - double the size of Raffles Place.
It will retain light industrial buildings that offer jobs in the neighbourhood, but eliminate Kallang's old, grey, stodgy feel.
Four thousand new waterfront homes will be created on the west side of the river, all to be built by private developers, said the URA.
They will be set in The Green, a halcyon housing suburb arranged around a long strip of grassy park to the west of the Kallang River.
This park will link Lavender MRT station to the waterfront, providing a verdant thoroughfare for residents and visitors alike.
On the river's east side, a commercial centre will spring up, with space for 400,000 sq m of offices, shops and entertainment venues. The offices here will allow businesses to expand outside the city and are envisaged as cheaper support offices for downtown firms, the URA said.
To accommodate overseas visitors, Kallang Riverside will host 3,000 hotel rooms in a tropical beachfront setting.
The river itself will realise its full potential as a recreational hub.
Already a popular dragon boating and waterskiing spot, it will also offer beachside lagoons for swimming and facilities for new sports such as boating or canoeing.
To top it all off, an extensive network of roads and walkways will be created to improve accessibility.
One is a sheltered walkway that will take pedestrians from Kallang MRT station all the way to the Sports Hub in air-conditioned comfort. This futuristic link will snake through the second storeys of office and entertainment buildings along the way.
A pedestrian bridge will also be constructed across the river, linking the mainly residential west bank to the commercial centre on the east.
But Kallang will not be all newfangled plans and sleek buildings. The URA stressed that care has been taken to preserve the area's historic identity.
One of the key landmarks is the former Kallang Airport, opened in 1937 as Singapore's first airport. The Art Deco-style building was once hailed as the 'gem of the British empire', with revolutionary facilities such as a circular aerodrome and a large open-air viewing gallery.
Increased air traffic led to the airport being closed in 1955 and replaced by Paya Lebar Airport. The runway was converted into a road and the airfield to a recreational area, but the terminal building still stands as the People's Association headquarters.
Now, it will be one of the key development sites to be launched for sale in Kallang, along with the accompanying office buildings, former hangar, front lawn and other historic structures.
The blocks, centred around the historic Old Airport Square, will be conserved and adapted for new uses that could include a boutique hotel or a mall, said the URA.
It also intends to redevelop the bus interchange south of Kallang MRT station into high-rise buildings, and is studying whether to integrate the interchange into the new development or relocate it.
Minister for National Development Mah Bow Tan said yesterday that Kallang Riverside will be the next prime area on the edge of the city.
'Together with the Sports Hub, Kallang Riverside will be a significant sports and lifestyle cluster with a slice of history, supported by attractive beachfront hotels,' he said.
fiochan@sph.com.sg
MAKEOVER #2: PAYA LEBAR
May 24, 2008
MAKEOVER #2: PAYA LEBAR
From quiet town to bustling cultural district
The Paya Lebar area will become one of S'pore's major commercial hubs under URA's new plan
By Hong Xinyi
IT'S been the site of plantations and kampungs, witnessed political intrigue and riots, and remained a distinctive neighbourhood cherished by the local Malay community.
Under the latest masterplan announced by the Urban Redevelopment Authority (URA) yesterday, Paya Lebar will take on yet another incarnation as one of Singapore's new commercial hubs.
Close to 500,000 sq m of office, retail and hotel space will be added to the area, bolstering the 200,000 sq m already available. 'Over time, we hope to see Paya Lebar Central attracting small and medium-size enterprises, but we'll have to see how things develop,' said URA chief executive Cheong Koon Hean.
One of the first major changes to the area will be the new Paya Lebar MRT interchange station, ready by 2010, which will serve the Circle and East-West lines.
Land adjacent to both sides of nearby Tanjong Katong Road will be used for new developments that will feature office, retail and hotel space, including an outdoor pedestrian mall in Geylang Road.
The Geylang River, which is currently more of a canal, will be reconstructed and become a focal point for waterfront dining and shopping.
No date has been announced for the release of these land parcels for development under the Government Land Sale Programme.
But already, some of the neighbourhood's most iconic institutions are being primed for the big Paya Lebar makeover.
The area is no stranger to change. Geylang Serai was first earmarked for the Malay community by the colonial authorities in 1840, and takes its name from the 19th-century lemon grass plantations here (serai being the Malay word for lemon grass).
Political parties United Malays National Organisation and Barisan Sosialis were once active in the area, and the 1964 racial riots broke out nearby.
In 1965, the flood-prone area's kampungs began to be replaced with government-built flats. The now-trademark street lighting during Hari Raya was introduced in 1984, and planned developments such as pedestrian malls and arcades were announced by the URA as early as 1994.
Joo Chiat Complex, built in 1983, is expected to complete its current upgrading by August this year.
The new two-storey Geylang Serai market in Changi Road is expected to be completed next year and, at 9,300 sq m, will be twice as big as its famous predecessor.
The original market, which opened in 1964, was known as the Malay Emporium of Singapore and attracted busloads of regional tourists.
Ravaged by a fire in 1999, it was torn down in 2006. But the temporary market in Sims Avenue - which retains the tradition of selling only halal food - is still doing robust business.
But at least one neighbourhood landmark will not be part of the new Paya Lebar Central.
The Malay Village, in Geylang Serai Road, was set up in 1989 to showcase traditional Malay kampung life. Plagued by management changes, the attraction never really took off. But just last month, the current management team announced plans for a $50 million revamp.
The URA confirmed that the current site of the Malay Village, whose lease ends in 2011, will eventually be used for a new civic centre.
But the authorities maintain that the cultural heritage of the neighbourhood will play a key role in its redevelopment.
The proposed civic centre, which may include a library, could also feature a gallery showcasing the area's history, said the URA. The building's design may also be inspired by traditional Malay stylistic elements.
New plaza spaces near the Paya Lebar MRT station and the Geylang Serai market will provide more space for the area's annual Hari Raya bazaar, as well as year-round grassroots events and cultural performances.
Madam Suriana Sabtu, 31, welcomed the prospect of larger bazaars with stalls concentrated in the two new plazas.
Introducing new shopping outlets will add diversity to the retail scene here, she felt. 'It's good to attract more people here, not just Malays.'
But if this neighbourhood is indeed about to become sleek and bustling, some hope it won't be at the expense of its longstanding haphazard charms.
In its current pre-hub incarnation, old-school provision shops and textile stores still line its quiet streets and run-down shopping centres. Colours pop up in every corner, from festive fabrics in bandung-pink and Kickapoo-chartreuse, to the vials of scent with neon labels proclaiming names like Raja Musk and Amber Mecca.
Sipping teh tarik at the temporary Geylang Serai market, which he visits twice a month with his parents, national serviceman Mohd Farhan Abdul Rahman, 22, was candid: The neighbourhood could really use some sprucing up; the Malay Village is 'too messy', and he won't be terribly sad to see it go.
But he hopes some things will remain. 'Making this place a hub is great. But I hope the atmosphere here can still be retained. It's still a part of my culture.'
hxinyi@sph.com.sg
MAKEOVER #2: PAYA LEBAR
From quiet town to bustling cultural district
The Paya Lebar area will become one of S'pore's major commercial hubs under URA's new plan
By Hong Xinyi
IT'S been the site of plantations and kampungs, witnessed political intrigue and riots, and remained a distinctive neighbourhood cherished by the local Malay community.
Under the latest masterplan announced by the Urban Redevelopment Authority (URA) yesterday, Paya Lebar will take on yet another incarnation as one of Singapore's new commercial hubs.
Close to 500,000 sq m of office, retail and hotel space will be added to the area, bolstering the 200,000 sq m already available. 'Over time, we hope to see Paya Lebar Central attracting small and medium-size enterprises, but we'll have to see how things develop,' said URA chief executive Cheong Koon Hean.
One of the first major changes to the area will be the new Paya Lebar MRT interchange station, ready by 2010, which will serve the Circle and East-West lines.
Land adjacent to both sides of nearby Tanjong Katong Road will be used for new developments that will feature office, retail and hotel space, including an outdoor pedestrian mall in Geylang Road.
The Geylang River, which is currently more of a canal, will be reconstructed and become a focal point for waterfront dining and shopping.
No date has been announced for the release of these land parcels for development under the Government Land Sale Programme.
But already, some of the neighbourhood's most iconic institutions are being primed for the big Paya Lebar makeover.
The area is no stranger to change. Geylang Serai was first earmarked for the Malay community by the colonial authorities in 1840, and takes its name from the 19th-century lemon grass plantations here (serai being the Malay word for lemon grass).
Political parties United Malays National Organisation and Barisan Sosialis were once active in the area, and the 1964 racial riots broke out nearby.
In 1965, the flood-prone area's kampungs began to be replaced with government-built flats. The now-trademark street lighting during Hari Raya was introduced in 1984, and planned developments such as pedestrian malls and arcades were announced by the URA as early as 1994.
Joo Chiat Complex, built in 1983, is expected to complete its current upgrading by August this year.
The new two-storey Geylang Serai market in Changi Road is expected to be completed next year and, at 9,300 sq m, will be twice as big as its famous predecessor.
The original market, which opened in 1964, was known as the Malay Emporium of Singapore and attracted busloads of regional tourists.
Ravaged by a fire in 1999, it was torn down in 2006. But the temporary market in Sims Avenue - which retains the tradition of selling only halal food - is still doing robust business.
But at least one neighbourhood landmark will not be part of the new Paya Lebar Central.
The Malay Village, in Geylang Serai Road, was set up in 1989 to showcase traditional Malay kampung life. Plagued by management changes, the attraction never really took off. But just last month, the current management team announced plans for a $50 million revamp.
The URA confirmed that the current site of the Malay Village, whose lease ends in 2011, will eventually be used for a new civic centre.
But the authorities maintain that the cultural heritage of the neighbourhood will play a key role in its redevelopment.
The proposed civic centre, which may include a library, could also feature a gallery showcasing the area's history, said the URA. The building's design may also be inspired by traditional Malay stylistic elements.
New plaza spaces near the Paya Lebar MRT station and the Geylang Serai market will provide more space for the area's annual Hari Raya bazaar, as well as year-round grassroots events and cultural performances.
Madam Suriana Sabtu, 31, welcomed the prospect of larger bazaars with stalls concentrated in the two new plazas.
Introducing new shopping outlets will add diversity to the retail scene here, she felt. 'It's good to attract more people here, not just Malays.'
But if this neighbourhood is indeed about to become sleek and bustling, some hope it won't be at the expense of its longstanding haphazard charms.
In its current pre-hub incarnation, old-school provision shops and textile stores still line its quiet streets and run-down shopping centres. Colours pop up in every corner, from festive fabrics in bandung-pink and Kickapoo-chartreuse, to the vials of scent with neon labels proclaiming names like Raja Musk and Amber Mecca.
Sipping teh tarik at the temporary Geylang Serai market, which he visits twice a month with his parents, national serviceman Mohd Farhan Abdul Rahman, 22, was candid: The neighbourhood could really use some sprucing up; the Malay Village is 'too messy', and he won't be terribly sad to see it go.
But he hopes some things will remain. 'Making this place a hub is great. But I hope the atmosphere here can still be retained. It's still a part of my culture.'
hxinyi@sph.com.sg
More space, more buzz in expanded city centre
May 24, 2008
More space, more buzz in expanded city centre
Size will double with 23,000 new homes; wider lifestyle, leisure and business options
By Jessica Cheam
THE heart and soul of Singapore is about to get bigger - and you might get to live closer to it.
The city centre is set for an injection of 23,000 new homes in the next decade, as the Central Business District (CBD) doubles in size to dwarf even that of London's famed Canary Wharf financial district.
In particular, Tanjong Pagar has been identified for rejuvenation, which will see new hotels, and commercial and residential sites being developed as the district becomes the 'Southern Gateway' to the city centre.
Plans for a bigger, bolder city centre - which will offer more lifestyle, business and leisure options - were released by Singapore's urban planners under the latest draft Masterplan 2008 yesterday.
Marina Bay will remain the mainstay of supply for Singapore's growing demand for office space. At 129ha and offering 2.82 millionsqm of office space, it will be the equivalent of Hong Kong Central, the city's main business district, said the Urban Redevelopment Authority (URA).
While Marina Bay and the city centre will be the key commercial districts to meet demand, new 'commercial nodes' outside the CBD will offer attractive alternatives to businesses, said National Development Minister Mah Bow Tan yesterday at the launch.
This includes the Beach Road/Ophir-Rochor district, which will undergo a makeover previously announced by URA to become the 'Northern Gateway' to the city. Already under way is the development of the eco-friendly South Beach project designed by world-renowned British architect Norman Foster and his partners.
The development includes two towers of up to 45 storeys high, linked to the conserved military buildings of the old Beach Road camp. There will also be premium office space, two luxury hotels offering up to 700 rooms, service apartments and shops on the 3.5ha site.
In Tanjong Pagar, several sites have been sold in the past year for the development of new offices, hotel rooms and high-rise residential projects such as Pinnacle@Duxton and the Icon.
All this and more will further enhance the vibrancy and activities of the Tanjong Pagar commercial district, said URA.
In the broader central region, another 130,900 homes have also been planned, adding to the existing 335,400 units in the area.
These include new abodes in established towns Queenstown, Toa Payoh and Kallang. The proliferation of homes located close to commercial centres is also part of the strategy to 'reduce commuting by bringing jobs closer to home', said Mr Mah.
Public infrastructure, especially in transport, will be enhanced in the area, with the new Downtown and Thomson MRT lines and the Marina Coastal Expressway serving the expanded city centre.
Mr Danny Yeo, deputy managing director of property consultancy Knight Frank, said the latest plans will help alleviate some of the city's traffic problems.
'The increased residential component will also inject a lot more nightlife, and bring people closer to towns, reducing the need for travelling,' said Mr Yeo.
jcheam@sph.com.sg
--------------------------------------------------------------------------------
Vibrant yet liveable city
'You have cities that are very environmentally friendly but tend to be very boring. Or you have cities which are very lively, very vibrant but not so liveable - the air quality is not so good. This is why the theme of URA's new master plan is 'Where our future is. Great opportunities, good life'.
MINISTER FOR NATIONAL DEVELOPMENT MAH BOW TAN
CITIES TO EMULATE
'We looked to cities like New York for its exciting night life and rich arts scene, and to Seoul for its success in creating beautiful urban waterways.'
A URA SPOKESMAN
MAINTAINING SINGAPORE'S SOUL
'It's very comprehensive and not a cut-and-paste approach. There's already a soul in Singapore and you want to maintain that.'
MR SIMON CHEONG, president of the Real Estate Developers' Association of Singapore
More space, more buzz in expanded city centre
Size will double with 23,000 new homes; wider lifestyle, leisure and business options
By Jessica Cheam
THE heart and soul of Singapore is about to get bigger - and you might get to live closer to it.
The city centre is set for an injection of 23,000 new homes in the next decade, as the Central Business District (CBD) doubles in size to dwarf even that of London's famed Canary Wharf financial district.
In particular, Tanjong Pagar has been identified for rejuvenation, which will see new hotels, and commercial and residential sites being developed as the district becomes the 'Southern Gateway' to the city centre.
Plans for a bigger, bolder city centre - which will offer more lifestyle, business and leisure options - were released by Singapore's urban planners under the latest draft Masterplan 2008 yesterday.
Marina Bay will remain the mainstay of supply for Singapore's growing demand for office space. At 129ha and offering 2.82 millionsqm of office space, it will be the equivalent of Hong Kong Central, the city's main business district, said the Urban Redevelopment Authority (URA).
While Marina Bay and the city centre will be the key commercial districts to meet demand, new 'commercial nodes' outside the CBD will offer attractive alternatives to businesses, said National Development Minister Mah Bow Tan yesterday at the launch.
This includes the Beach Road/Ophir-Rochor district, which will undergo a makeover previously announced by URA to become the 'Northern Gateway' to the city. Already under way is the development of the eco-friendly South Beach project designed by world-renowned British architect Norman Foster and his partners.
The development includes two towers of up to 45 storeys high, linked to the conserved military buildings of the old Beach Road camp. There will also be premium office space, two luxury hotels offering up to 700 rooms, service apartments and shops on the 3.5ha site.
In Tanjong Pagar, several sites have been sold in the past year for the development of new offices, hotel rooms and high-rise residential projects such as Pinnacle@Duxton and the Icon.
All this and more will further enhance the vibrancy and activities of the Tanjong Pagar commercial district, said URA.
In the broader central region, another 130,900 homes have also been planned, adding to the existing 335,400 units in the area.
These include new abodes in established towns Queenstown, Toa Payoh and Kallang. The proliferation of homes located close to commercial centres is also part of the strategy to 'reduce commuting by bringing jobs closer to home', said Mr Mah.
Public infrastructure, especially in transport, will be enhanced in the area, with the new Downtown and Thomson MRT lines and the Marina Coastal Expressway serving the expanded city centre.
Mr Danny Yeo, deputy managing director of property consultancy Knight Frank, said the latest plans will help alleviate some of the city's traffic problems.
'The increased residential component will also inject a lot more nightlife, and bring people closer to towns, reducing the need for travelling,' said Mr Yeo.
jcheam@sph.com.sg
--------------------------------------------------------------------------------
Vibrant yet liveable city
'You have cities that are very environmentally friendly but tend to be very boring. Or you have cities which are very lively, very vibrant but not so liveable - the air quality is not so good. This is why the theme of URA's new master plan is 'Where our future is. Great opportunities, good life'.
MINISTER FOR NATIONAL DEVELOPMENT MAH BOW TAN
CITIES TO EMULATE
'We looked to cities like New York for its exciting night life and rich arts scene, and to Seoul for its success in creating beautiful urban waterways.'
A URA SPOKESMAN
MAINTAINING SINGAPORE'S SOUL
'It's very comprehensive and not a cut-and-paste approach. There's already a soul in Singapore and you want to maintain that.'
MR SIMON CHEONG, president of the Real Estate Developers' Association of Singapore
URA Draft Masterplan 2008 to turn Kallang Basin into mini Sentosa Cove
URA Draft Masterplan 2008 to turn Kallang Basin into mini Sentosa Cove
Kallang property prices set to go up?
A BUSTLING beachfront precinct with waterfront homes, offices, hotels, shopping malls and entertainment outlets.
By Desmond Ng
25 May 2008
A BUSTLING beachfront precinct with waterfront homes, offices, hotels, shopping malls and entertainment outlets.
Think Sentosa Cove, but on a smaller scale. And perhaps, not so pricey.
That will be the new face of Kallang Basin in years to come.
This makeover is one of the initiatives of the Draft Master Plan 2008, launched by Minister of National Development Mah Bow Tan yesterday.
For property speculators and homeowners in that area, this makeover can spell only one thing -higher property prices.
The one thing some residents want to know is: how much is the value of my place expected to rise?
There are two small Housing Board (HDB) estates with less than 20 blocks in that area, and both overlook Kallang Basin.
The Riverine, a 96-unit apartment project which was launched a year ago, will be the first private residential project to be completed in Kallang Riverside.
Auditor Justin Lee, who lives in a four-room HDB flat there, said: 'The redevelopment sounds exciting. At last, they're going to spruce up this area. I think this place has potential, since there's a beach here and it's near to town.
'It'll be a while before the whole place is revitalised and, by then, I'm sure the value of my place would have gone up.'
Mr Lee, who is in his 30s, paid more than $200,000 for his place some two years ago.
Property-watchers we spoke to agreed that property prices in that area will certainly head up once construction there starts.
But it's still early days yet, especially for those hoping to cash in now.
PropNex's chief executive Mohamed Ismail said: 'There won't be any immediate impact on prices today. If anything, the value of homes there will hold well now because of the news.
STILL EARLY
'We may not see the price increase today, tomorrow or a few months to come. But in a few years' time, this place will command a premium because of the transformation.'
He reckoned that when construction begins, buyers can be expected to pay a premium of 10 to 15 per cent above its usual price.
The proximity to town, the Marina Bay Sands integrated resort, and the new Sports Hub will bode well for homeowners there, he said.
'People who want to invest in that place now will not be wrong in the long run. When things start coming up, such as the Sports Hub, the new MRT station and basic infrastructure, rentals and prices in that area will go up too,' he added.
Mr Eugene Lim, an assistant vice-president with ERA Realty Network, also believes that one can expect a run-up in terms of property prices there.
But don't expect a 10-per-cent increase in price now because nothing is concrete yet, he said.
'It's a 10 to 15 years' project and will not happen straightaway.
'But when plans are more concrete, land parcels are sold and developers start to announce their projects, prices in that area will increase. In 15 years' time, prices there could even double what it is today.'
The Kallang Riverside area today is a quiet neighbourhood, home to a few flatted factories and a hangout for wakeboard enthusiasts.
While some are relishing the thought of a mini Sentosa Cove by their doorstep, others are not so hot about it.
Fishball noodle seller Tan Boey Khim, who lives in a four-room HDB flat just opposite the Kallang Basin, would prefer the area to remain status quo.
Mr Tan has been selling his noodles in a market there for the last 30 years.
The 66-year-old paid about $190,000 for his flat two years ago.
Right now, he enjoys an unblocked, picturesque view of the Kallang Basin all the way to Tanjong Rhu, the Marina Bay area, East Coast Park and even the Singapore Flyer.
For him, redevelopment means more noise, dust and traffic inconveniences from the construction.
Mr Tan said in Mandarin: 'The plans don't matter to me. I don't even know if I will still be around when this whole area is redeveloped. Anyway, it's still too early for me to think about selling this place for a profit.
'I like the area, the view and proximity to town. I just hope it doesn't become too crowded.'
--------------------------------------------------------------------------------
The changes
· More than 4,000 private homes withwaterfront views west of Kallang River.
· Office, hotel, retail and entertainmentspace.
· Hotel cluster with some 3,000 rooms.
· Old Kallang Airport conserved, sold and adapted to new uses.
· Promenade along Kallang River andRochor Canal to be upgraded.
· Kallang Riverside Park to the west ofKallang River will be upgraded withabeachside lagoon.
· Integrated second-storey linkway from Kallang MRT station to the new Sports Hub, with shops lining the way.
· Sports Hub will have new National Stadium, Aquatic & Water Leisure Centre, Multi-Purpose Indoor Arena, the Singapore Indoor Stadium.
--------------------------------------------------------------------------------
The Draft Master Plan
· More homes
Punggol and Sengkang to be further developed.
New housing options in Queenstown, Bukit Merah, Bedok, Clementi and Yishun.
· A business magnet
New growth areas in Tanjong Pagar, Beach Road/Ophir-Rochor corridor to be developed.
Commercial hubs outside the city to offer alternatives for businesses and provide jobs closer to homes.
This includes Jurong Lake District, Kallang Riverside and Paya Lebar Central.
· An exciting playground
The Leisure Plan showcases a range of facilities, including a150km round-island route forjoggers and cyclists.
The Draft Master Plan 2008 is open for public viewing and comments from 23 May to 20Jun 2008.
The exhibition is at the URA Centre on Maxwell Road.
Kallang property prices set to go up?
A BUSTLING beachfront precinct with waterfront homes, offices, hotels, shopping malls and entertainment outlets.
By Desmond Ng
25 May 2008
A BUSTLING beachfront precinct with waterfront homes, offices, hotels, shopping malls and entertainment outlets.
Think Sentosa Cove, but on a smaller scale. And perhaps, not so pricey.
That will be the new face of Kallang Basin in years to come.
This makeover is one of the initiatives of the Draft Master Plan 2008, launched by Minister of National Development Mah Bow Tan yesterday.
For property speculators and homeowners in that area, this makeover can spell only one thing -higher property prices.
The one thing some residents want to know is: how much is the value of my place expected to rise?
There are two small Housing Board (HDB) estates with less than 20 blocks in that area, and both overlook Kallang Basin.
The Riverine, a 96-unit apartment project which was launched a year ago, will be the first private residential project to be completed in Kallang Riverside.
Auditor Justin Lee, who lives in a four-room HDB flat there, said: 'The redevelopment sounds exciting. At last, they're going to spruce up this area. I think this place has potential, since there's a beach here and it's near to town.
'It'll be a while before the whole place is revitalised and, by then, I'm sure the value of my place would have gone up.'
Mr Lee, who is in his 30s, paid more than $200,000 for his place some two years ago.
Property-watchers we spoke to agreed that property prices in that area will certainly head up once construction there starts.
But it's still early days yet, especially for those hoping to cash in now.
PropNex's chief executive Mohamed Ismail said: 'There won't be any immediate impact on prices today. If anything, the value of homes there will hold well now because of the news.
STILL EARLY
'We may not see the price increase today, tomorrow or a few months to come. But in a few years' time, this place will command a premium because of the transformation.'
He reckoned that when construction begins, buyers can be expected to pay a premium of 10 to 15 per cent above its usual price.
The proximity to town, the Marina Bay Sands integrated resort, and the new Sports Hub will bode well for homeowners there, he said.
'People who want to invest in that place now will not be wrong in the long run. When things start coming up, such as the Sports Hub, the new MRT station and basic infrastructure, rentals and prices in that area will go up too,' he added.
Mr Eugene Lim, an assistant vice-president with ERA Realty Network, also believes that one can expect a run-up in terms of property prices there.
But don't expect a 10-per-cent increase in price now because nothing is concrete yet, he said.
'It's a 10 to 15 years' project and will not happen straightaway.
'But when plans are more concrete, land parcels are sold and developers start to announce their projects, prices in that area will increase. In 15 years' time, prices there could even double what it is today.'
The Kallang Riverside area today is a quiet neighbourhood, home to a few flatted factories and a hangout for wakeboard enthusiasts.
While some are relishing the thought of a mini Sentosa Cove by their doorstep, others are not so hot about it.
Fishball noodle seller Tan Boey Khim, who lives in a four-room HDB flat just opposite the Kallang Basin, would prefer the area to remain status quo.
Mr Tan has been selling his noodles in a market there for the last 30 years.
The 66-year-old paid about $190,000 for his flat two years ago.
Right now, he enjoys an unblocked, picturesque view of the Kallang Basin all the way to Tanjong Rhu, the Marina Bay area, East Coast Park and even the Singapore Flyer.
For him, redevelopment means more noise, dust and traffic inconveniences from the construction.
Mr Tan said in Mandarin: 'The plans don't matter to me. I don't even know if I will still be around when this whole area is redeveloped. Anyway, it's still too early for me to think about selling this place for a profit.
'I like the area, the view and proximity to town. I just hope it doesn't become too crowded.'
--------------------------------------------------------------------------------
The changes
· More than 4,000 private homes withwaterfront views west of Kallang River.
· Office, hotel, retail and entertainmentspace.
· Hotel cluster with some 3,000 rooms.
· Old Kallang Airport conserved, sold and adapted to new uses.
· Promenade along Kallang River andRochor Canal to be upgraded.
· Kallang Riverside Park to the west ofKallang River will be upgraded withabeachside lagoon.
· Integrated second-storey linkway from Kallang MRT station to the new Sports Hub, with shops lining the way.
· Sports Hub will have new National Stadium, Aquatic & Water Leisure Centre, Multi-Purpose Indoor Arena, the Singapore Indoor Stadium.
--------------------------------------------------------------------------------
The Draft Master Plan
· More homes
Punggol and Sengkang to be further developed.
New housing options in Queenstown, Bukit Merah, Bedok, Clementi and Yishun.
· A business magnet
New growth areas in Tanjong Pagar, Beach Road/Ophir-Rochor corridor to be developed.
Commercial hubs outside the city to offer alternatives for businesses and provide jobs closer to homes.
This includes Jurong Lake District, Kallang Riverside and Paya Lebar Central.
· An exciting playground
The Leisure Plan showcases a range of facilities, including a150km round-island route forjoggers and cyclists.
The Draft Master Plan 2008 is open for public viewing and comments from 23 May to 20Jun 2008.
The exhibition is at the URA Centre on Maxwell Road.
Circle Line work causes cave-in off Holland Road
May 25, 2008
Circle Line work causes cave-in off Holland Road
By Jamie Ee Wen Wei , Nur Dianah Suhaimi , Aw Cheng Wei
When the Sperling family went to bed on Friday night, a steel sheet had been laid across cracks in the street just outside the driveway of their bungalow, off Holland Road.
By dawn yesterday, a 8m by 7m stretch of Cornwall Gardens had disappeared into a 3m-deep crater.
No one was injured, neither were any homes in the area damaged when the ground sank at about 4.45am, the Land Transport Authority (LTA) said yesterday.
But water supplies to three homes were cut off as the pipes snapped when the road crumbled. Phones, computers and cable TV links were also out at one of the homes because of damaged cables.
The LTA said it arranged for the homes to be supplied drinking water and provided temporary telecommunication links.
The Sperlings, whose driveway was blocked by the repair work, have been put up at Shangri-La Hotel and provided two rental cars.
Yesterday's cave-in was linked to tunnelling work taking place 22m below ground for a section of the Circle Line, connecting new stations at Holland Village and Farrer Road.
All tunnelling work has been stopped as repairs are carried out, the spokesman added.
The cave-in happened because of 'loose ground', said LTA. Its engineers and the contractors for the tunnelling work had been preparing to stabilise the soil in the area when it sank.
Residents in the area say they have experienced vibrations as tunnelling work moved through the area in the last two months.
The Sperlings, who moved into 14 Cornwall Gardens six months ago, said they could hear a constant 'low rumble'.
Housewife Jane Sperling, 46, who resides in the bungalow with her investment manager husband and three sons, said the rumble was sometimes strong enough to throw open the ceiling vents.
There were other signs.
Another resident in the area, Mr Stephen Wisely, 46, who works in an oil and gas construction company, spotted a small sinkhole in his driveway two months ago, which was later filled in by LTA contractors.
More recently, Ms Mhel Bueno, 35, a domestic help who lives at No.12, had noticed water overflowing from a pipe near the cave-in site.
The LTA said its 'engineers inspected monitoring instruments that had been installed at the houses and on the ground in the vicinity, and are satisfied that the houses and surrounding area are safe'.
By yesterday evening, most of the crater had been filled in and work was being carried out to strengthen the ground. Repairs to affected utility lines would also start soon.
The LTA apologised for the inconvenience to residents and motorists and said that the stretch of Cornwall Gardens is expected to reopen to traffic by Tuesday.
The sinkhole is the latest setback for the project, the most severe being the 2004 cave-in at the Nicoll Highway tunnel, which killed four.
Last year, four stop-work orders were issued, including for a stretch of a tunnel in Telok Blangah, when part of the road sank.
The LTA said the Cornwall Gardens repairs are not expected to delay progress of the Circle Line which is expected to be completed in stages from 2010 onwards.
Circle Line work causes cave-in off Holland Road
By Jamie Ee Wen Wei , Nur Dianah Suhaimi , Aw Cheng Wei
When the Sperling family went to bed on Friday night, a steel sheet had been laid across cracks in the street just outside the driveway of their bungalow, off Holland Road.
By dawn yesterday, a 8m by 7m stretch of Cornwall Gardens had disappeared into a 3m-deep crater.
No one was injured, neither were any homes in the area damaged when the ground sank at about 4.45am, the Land Transport Authority (LTA) said yesterday.
But water supplies to three homes were cut off as the pipes snapped when the road crumbled. Phones, computers and cable TV links were also out at one of the homes because of damaged cables.
The LTA said it arranged for the homes to be supplied drinking water and provided temporary telecommunication links.
The Sperlings, whose driveway was blocked by the repair work, have been put up at Shangri-La Hotel and provided two rental cars.
Yesterday's cave-in was linked to tunnelling work taking place 22m below ground for a section of the Circle Line, connecting new stations at Holland Village and Farrer Road.
All tunnelling work has been stopped as repairs are carried out, the spokesman added.
The cave-in happened because of 'loose ground', said LTA. Its engineers and the contractors for the tunnelling work had been preparing to stabilise the soil in the area when it sank.
Residents in the area say they have experienced vibrations as tunnelling work moved through the area in the last two months.
The Sperlings, who moved into 14 Cornwall Gardens six months ago, said they could hear a constant 'low rumble'.
Housewife Jane Sperling, 46, who resides in the bungalow with her investment manager husband and three sons, said the rumble was sometimes strong enough to throw open the ceiling vents.
There were other signs.
Another resident in the area, Mr Stephen Wisely, 46, who works in an oil and gas construction company, spotted a small sinkhole in his driveway two months ago, which was later filled in by LTA contractors.
More recently, Ms Mhel Bueno, 35, a domestic help who lives at No.12, had noticed water overflowing from a pipe near the cave-in site.
The LTA said its 'engineers inspected monitoring instruments that had been installed at the houses and on the ground in the vicinity, and are satisfied that the houses and surrounding area are safe'.
By yesterday evening, most of the crater had been filled in and work was being carried out to strengthen the ground. Repairs to affected utility lines would also start soon.
The LTA apologised for the inconvenience to residents and motorists and said that the stretch of Cornwall Gardens is expected to reopen to traffic by Tuesday.
The sinkhole is the latest setback for the project, the most severe being the 2004 cave-in at the Nicoll Highway tunnel, which killed four.
Last year, four stop-work orders were issued, including for a stretch of a tunnel in Telok Blangah, when part of the road sank.
The LTA said the Cornwall Gardens repairs are not expected to delay progress of the Circle Line which is expected to be completed in stages from 2010 onwards.
Kallang River surroundings poised for boom time
May 25, 2008
Kallang River surroundings poised for boom time
Waterside district with lush greenery has potential to be leading residential enclave, say analysts, pointing out its proximity to town and good public transport
By Fiona Chan
Finally, a bit of news to cheer the ailing housing market: The drab, neglected area north of Kallang River is to be Singapore's next lifestyle hot spot.
Four thousand new waterfront homes, all to be built by private developers, are slated to come up in the area in the next 15 years.
They will offer cool green living in a lush park setting, as well as resort-style beachfront housing near the water's edge.
Kallang Riverside will also be transformed into a lively commercial hub and leisure destination, with enough space for 400,000 sq m of offices and shops and 3,000 hotel rooms.
All this was announced by the Urban Redevelopment Authority (URA) on Friday as part of its latest Master Plan, which guides Singapore's land use policy in the medium term.
Property consultants say the new Kallang district, bounded by Lavender and Kallang MRT stations on the northern corners and the Kallang River to the south, has the potential to become a premier residential enclave.
'The area is near town, yet next to the beach, it reminds me of places like the Gold Coast,' said Mr Danny Yeo, the deputy managing director of property firm Knight Frank.
He lauded the exclusivity of the area, which is bounded by waterways on all sides except for Kallang Road to the north.
'It's resort living on the fringe of the city. Many people will want to live there.'
Jones Lang LaSalle (JLL)'s head of South-east Asia research, Mr Chua Yang Liang, called the area 'a hybrid of the current two waterfront areas, Marina Bay and Sentosa'.
Over the last couple of years, demand for waterfront homes has strengthened and the limited supply of such properties has led to their prices surging to a level beyond the grasp of many Singaporeans, he said.
'This new district may help make similar projects available to the man in the street.'
Mr Karamjit Singh, the managing director of property consultancy Credo Real Estate, drew a comparison with Novena, another prime city-fringe area, instead.
He highlighted the fact that Kallang is served by two MRT stations, making it a very desirable residential and office location.
'Kallang has the potential of becoming the new Novena, purely because it's that close to town.'
Lots to choose from
A range of housing options will be available in Kallang Riverside, if all goes according to the Master Plan.
Most of the homes will be set on the western bank of the river in an area called The Green, which will have a park running down the middle.
Low-rise apartment blocks will face the park, with high-rise condominiums soaring behind them.
The Government has set aside several plots for high-density housing here, with varying plot ratios for different building heights, noted Mr Li Hiaw Ho, the executive director of CB Richard Ellis Research.
This will allow for a 'step-down' range of storey heights that descend towards the waterfront, enabling residents in the top floors of each building to enjoy views of the water.
Homes that are directly fronting the park or the river will also be encouraged to go 'fenceless' to create a seamless blend of parkland, beachfronts and buildings, said the URA.
Landed homes may also make an appearance nearer the beaches, said JLL's Mr Chua.
City-fringe prices
Kallang may sound like a first-class place to live, but expect to pay top dollar for homes there.
Property values are expected to soar in the area, especially for the planned new homes. The surrounding residences will not feel any impact for the next few years, but prices may rise once the area starts taking shape, predicted property experts.
Most of the housing estates nearby are made up of HDB flats.
Currently, the only condominium in the area is the upcoming Riverine by the Park, along Kallang Road near the river. Nearby is Citylights, at Jellicoe Road near Lavender MRT station.
Units were recently sold at Riverine for $1,600 per sq ft (psf) and at Citylights for $1,000 to $1,300 psf.
Across the river, condos in Tanjong Rhu have been sold for as low as $750 psf at Tanjong Ria Condo and for more than $1,600 psf at Casuarina Cove.
Knight Frank's Mr Yeo believes home prices in the new Kallang will be 'a shade below those in Orchard, and probably comparable to those in Newton and Novena', with waterfront homes costing even more.
Mr Chua expects prices to be about 10 per cent to 15 per cent lower than those currently commanded by Marina Bay and Sentosa, which range from $1,700 psf to $2,700 psf.
'The plans will bring the population back into Kallang and increase demand for the surrounding properties,' he said.
Already, buyers are being drawn to HDB flats in the area because of the high prices of private homes and the conservation charm of Kallang, Mr Chua said.
'It's still a little sleepy town now, and there won't be much short-term impact, but in the medium to long term, we should see price movements there.'
fiochan@sph.com.sg
Kallang River surroundings poised for boom time
Waterside district with lush greenery has potential to be leading residential enclave, say analysts, pointing out its proximity to town and good public transport
By Fiona Chan
Finally, a bit of news to cheer the ailing housing market: The drab, neglected area north of Kallang River is to be Singapore's next lifestyle hot spot.
Four thousand new waterfront homes, all to be built by private developers, are slated to come up in the area in the next 15 years.
They will offer cool green living in a lush park setting, as well as resort-style beachfront housing near the water's edge.
Kallang Riverside will also be transformed into a lively commercial hub and leisure destination, with enough space for 400,000 sq m of offices and shops and 3,000 hotel rooms.
All this was announced by the Urban Redevelopment Authority (URA) on Friday as part of its latest Master Plan, which guides Singapore's land use policy in the medium term.
Property consultants say the new Kallang district, bounded by Lavender and Kallang MRT stations on the northern corners and the Kallang River to the south, has the potential to become a premier residential enclave.
'The area is near town, yet next to the beach, it reminds me of places like the Gold Coast,' said Mr Danny Yeo, the deputy managing director of property firm Knight Frank.
He lauded the exclusivity of the area, which is bounded by waterways on all sides except for Kallang Road to the north.
'It's resort living on the fringe of the city. Many people will want to live there.'
Jones Lang LaSalle (JLL)'s head of South-east Asia research, Mr Chua Yang Liang, called the area 'a hybrid of the current two waterfront areas, Marina Bay and Sentosa'.
Over the last couple of years, demand for waterfront homes has strengthened and the limited supply of such properties has led to their prices surging to a level beyond the grasp of many Singaporeans, he said.
'This new district may help make similar projects available to the man in the street.'
Mr Karamjit Singh, the managing director of property consultancy Credo Real Estate, drew a comparison with Novena, another prime city-fringe area, instead.
He highlighted the fact that Kallang is served by two MRT stations, making it a very desirable residential and office location.
'Kallang has the potential of becoming the new Novena, purely because it's that close to town.'
Lots to choose from
A range of housing options will be available in Kallang Riverside, if all goes according to the Master Plan.
Most of the homes will be set on the western bank of the river in an area called The Green, which will have a park running down the middle.
Low-rise apartment blocks will face the park, with high-rise condominiums soaring behind them.
The Government has set aside several plots for high-density housing here, with varying plot ratios for different building heights, noted Mr Li Hiaw Ho, the executive director of CB Richard Ellis Research.
This will allow for a 'step-down' range of storey heights that descend towards the waterfront, enabling residents in the top floors of each building to enjoy views of the water.
Homes that are directly fronting the park or the river will also be encouraged to go 'fenceless' to create a seamless blend of parkland, beachfronts and buildings, said the URA.
Landed homes may also make an appearance nearer the beaches, said JLL's Mr Chua.
City-fringe prices
Kallang may sound like a first-class place to live, but expect to pay top dollar for homes there.
Property values are expected to soar in the area, especially for the planned new homes. The surrounding residences will not feel any impact for the next few years, but prices may rise once the area starts taking shape, predicted property experts.
Most of the housing estates nearby are made up of HDB flats.
Currently, the only condominium in the area is the upcoming Riverine by the Park, along Kallang Road near the river. Nearby is Citylights, at Jellicoe Road near Lavender MRT station.
Units were recently sold at Riverine for $1,600 per sq ft (psf) and at Citylights for $1,000 to $1,300 psf.
Across the river, condos in Tanjong Rhu have been sold for as low as $750 psf at Tanjong Ria Condo and for more than $1,600 psf at Casuarina Cove.
Knight Frank's Mr Yeo believes home prices in the new Kallang will be 'a shade below those in Orchard, and probably comparable to those in Newton and Novena', with waterfront homes costing even more.
Mr Chua expects prices to be about 10 per cent to 15 per cent lower than those currently commanded by Marina Bay and Sentosa, which range from $1,700 psf to $2,700 psf.
'The plans will bring the population back into Kallang and increase demand for the surrounding properties,' he said.
Already, buyers are being drawn to HDB flats in the area because of the high prices of private homes and the conservation charm of Kallang, Mr Chua said.
'It's still a little sleepy town now, and there won't be much short-term impact, but in the medium to long term, we should see price movements there.'
fiochan@sph.com.sg
Trustee should distribute sale proceeds according to terms
May 25, 2008
YOUR PERSONAL ADVISER: FINANCE
Trustee should distribute sale proceeds according to terms
Q I read your advice on how to claim a share of an estate, and I have some queries.
If there is a piece of land in the name of a trustee:
· Is it possible for the trustee to sell it without the knowledge of the descendants of the person who entrusted it to him?
· And if so, does the trustee get to keep all the proceeds?
· How can we check if a transaction has been made and if the proceeds have been paid out?
A A trust is set up when a settlor gives an asset to a trustee on behalf of a beneficiary. The trust can be set up immediately, during the settlor's lifetime or, if it is stated in the settlor's will, it will take effect only upon the settlor's death.
The trustee holds the legal title to the asset, while the beneficiary will inherit the asset.
It is possible for the trustee to sell the asset (in this case, the land) without the knowledge of the beneficiary.
However, under the law, whatever the trustee does, he has to ensure that everything is done for the benefit of the beneficiary and according to the terms of the trust.
The trustee will, therefore, have to distribute the proceeds of the sale according to the terms of the trust and should not keep all the proceeds - unless he is one of the beneficiaries under the trust, in which case he is entitled to keep his share according to the terms of the trust.
You can check with the Singapore Land Authority to find out whether the piece of land has been sold and, if so, to whom and for how much.
Alternatively, you may wish to engage a lawyer to do the necessary searches for you.
Note also that the beneficiary has the right to ask the trustee for an account of the income and expenses of the trust to date.
Ang Kim Lan
Goodwins
Law Corporation
Advice provided in this column is not meant as a substitute for comprehensive professional advice. E-mail questions to lorna@sph.com.sg
Copyright © 2007 Singapore Press Holdings. All rights reserved. Privacy Statement & Condition of Access
YOUR PERSONAL ADVISER: FINANCE
Trustee should distribute sale proceeds according to terms
Q I read your advice on how to claim a share of an estate, and I have some queries.
If there is a piece of land in the name of a trustee:
· Is it possible for the trustee to sell it without the knowledge of the descendants of the person who entrusted it to him?
· And if so, does the trustee get to keep all the proceeds?
· How can we check if a transaction has been made and if the proceeds have been paid out?
A A trust is set up when a settlor gives an asset to a trustee on behalf of a beneficiary. The trust can be set up immediately, during the settlor's lifetime or, if it is stated in the settlor's will, it will take effect only upon the settlor's death.
The trustee holds the legal title to the asset, while the beneficiary will inherit the asset.
It is possible for the trustee to sell the asset (in this case, the land) without the knowledge of the beneficiary.
However, under the law, whatever the trustee does, he has to ensure that everything is done for the benefit of the beneficiary and according to the terms of the trust.
The trustee will, therefore, have to distribute the proceeds of the sale according to the terms of the trust and should not keep all the proceeds - unless he is one of the beneficiaries under the trust, in which case he is entitled to keep his share according to the terms of the trust.
You can check with the Singapore Land Authority to find out whether the piece of land has been sold and, if so, to whom and for how much.
Alternatively, you may wish to engage a lawyer to do the necessary searches for you.
Note also that the beneficiary has the right to ask the trustee for an account of the income and expenses of the trust to date.
Ang Kim Lan
Goodwins
Law Corporation
Advice provided in this column is not meant as a substitute for comprehensive professional advice. E-mail questions to lorna@sph.com.sg
Copyright © 2007 Singapore Press Holdings. All rights reserved. Privacy Statement & Condition of Access
'Kitschy' Chinatown, authentic Little India
May 25, 2008
'Kitschy' Chinatown, authentic Little India
By Tan Dawn Wei , Becky Lo
CHINATOWN
The Singapore Tourism Board's latest numbers show that Chinatown ranks as Singapore's second most popular free attraction after Orchard Road, drawing 51 per cent of all visitors in 2006.
Little India was third with 36 per cent while Kampong Glam, Singapore's other Malay and Islamic enclave, drew 8 per cent.
While Chinatown is certainly more successful than the Malay Village, its critics have accused it of being too artificial following the nearly $100 million spent revitalising it in the late 1990s.
Famous architect Tay Kheng Soon, for instance, had described it as 'kitsch'.
While facades of pre-war shophouses from Mosque Street to Neil Road were preserved under the Urban Redevelopment Authority's conservation movement, many lament that the enclave has lost its original flavour and soul.
Today, souvenir shops and stands dot the focal areas in Pagoda Street and Trengganu Street while the other streets are filled with outlets like restaurants, antique shops and beauty parlours.
A Chinatown Heritage Centre, food street and night market are also frequented by mostly tourists.
Nearly all 10 shopkeepers interviewed agreed Chinatown no longer retains its character.
'It's too tailored for tourists. We go overseas, to Malaysia and China, to find the Chinese ambience,' said Mr Gary Kor, 33, who runs Isle boutique in Pagoda Street.
Tourists say that they do not get a sense of local Chinese heritage.
Said South African tourist Gus Greeff: 'The shops are too similar, and I don't think they are really helpful in improving my knowledge of the Chinese culture here.'
LITTLE INDIA
Keep the old trades, let businesses sprout on their own, cater to locals and tourists. That is its success formula as an ethnic enclave.
Mr A. Jothilingam, 30, owner of textile shop Nalli, said Little India works because of its variety of traditional trades and goods and its celebration of Indian festivals.
'The Indians will always have a reason to come back, to buy flowers and traditional textiles for weddings,' he said.
Little India Shopkeepers and Heritage Association chairman Rajakumar Chandra hopes to retain the area's buzz, while it is being spruced up with pedestrian streets and improved sidewalks. There are also plans for a heritage centre.
'We don't want it to become like Chinatown with those umbrella shops,' he said about plans to turn Campbell Lane into a pedestrian street.
Even without a heritage centre, Mr Rajakumar, in his late 40s, feels the area showcases local Indian culture.
He said: 'You still see the old Indian goldsmiths at work, merchants grinding spices...It looks untidy but it adds colour to the area.'
As for the $180 million Tekka Mall, touted as 'the jewel of Little India' by its owner DRB-Hicom, it has not lived up to expectations.
Businesses were supposed to have a distinctly ethnic flavour. Instead, Sheng Siong supermarket and Guardian Pharmacy are there.
Ms Sakunkhala Elizabeth, 51, who has run a beauty salon there since the mall opened in 2003, said business at her Buffalo Road outlet is brisker. 'There's nothing uniquely Indian about Tekka Mall.'
It is understood DRB-Hicom plans to spend between $4 million and $9 million to rebrand the six-storey mall located between Serangoon and Sungei roads.
'Kitschy' Chinatown, authentic Little India
By Tan Dawn Wei , Becky Lo
CHINATOWN
The Singapore Tourism Board's latest numbers show that Chinatown ranks as Singapore's second most popular free attraction after Orchard Road, drawing 51 per cent of all visitors in 2006.
Little India was third with 36 per cent while Kampong Glam, Singapore's other Malay and Islamic enclave, drew 8 per cent.
While Chinatown is certainly more successful than the Malay Village, its critics have accused it of being too artificial following the nearly $100 million spent revitalising it in the late 1990s.
Famous architect Tay Kheng Soon, for instance, had described it as 'kitsch'.
While facades of pre-war shophouses from Mosque Street to Neil Road were preserved under the Urban Redevelopment Authority's conservation movement, many lament that the enclave has lost its original flavour and soul.
Today, souvenir shops and stands dot the focal areas in Pagoda Street and Trengganu Street while the other streets are filled with outlets like restaurants, antique shops and beauty parlours.
A Chinatown Heritage Centre, food street and night market are also frequented by mostly tourists.
Nearly all 10 shopkeepers interviewed agreed Chinatown no longer retains its character.
'It's too tailored for tourists. We go overseas, to Malaysia and China, to find the Chinese ambience,' said Mr Gary Kor, 33, who runs Isle boutique in Pagoda Street.
Tourists say that they do not get a sense of local Chinese heritage.
Said South African tourist Gus Greeff: 'The shops are too similar, and I don't think they are really helpful in improving my knowledge of the Chinese culture here.'
LITTLE INDIA
Keep the old trades, let businesses sprout on their own, cater to locals and tourists. That is its success formula as an ethnic enclave.
Mr A. Jothilingam, 30, owner of textile shop Nalli, said Little India works because of its variety of traditional trades and goods and its celebration of Indian festivals.
'The Indians will always have a reason to come back, to buy flowers and traditional textiles for weddings,' he said.
Little India Shopkeepers and Heritage Association chairman Rajakumar Chandra hopes to retain the area's buzz, while it is being spruced up with pedestrian streets and improved sidewalks. There are also plans for a heritage centre.
'We don't want it to become like Chinatown with those umbrella shops,' he said about plans to turn Campbell Lane into a pedestrian street.
Even without a heritage centre, Mr Rajakumar, in his late 40s, feels the area showcases local Indian culture.
He said: 'You still see the old Indian goldsmiths at work, merchants grinding spices...It looks untidy but it adds colour to the area.'
As for the $180 million Tekka Mall, touted as 'the jewel of Little India' by its owner DRB-Hicom, it has not lived up to expectations.
Businesses were supposed to have a distinctly ethnic flavour. Instead, Sheng Siong supermarket and Guardian Pharmacy are there.
Ms Sakunkhala Elizabeth, 51, who has run a beauty salon there since the mall opened in 2003, said business at her Buffalo Road outlet is brisker. 'There's nothing uniquely Indian about Tekka Mall.'
It is understood DRB-Hicom plans to spend between $4 million and $9 million to rebrand the six-storey mall located between Serangoon and Sungei roads.
Foodies hail Thomson V
May 25, 2008
Foodies hail Thomson V
Lower rentals and good weekend crowds have turned a once-sleepy stretch of Upper Thomson into a restaurant row
By Tiffany Fumiko Tay
ALMOST everyone has heard of Holland V, but what about Thomson V? That's what foodies are calling a stretch of Upper Thomson Road that has become something of a restaurant row.
The once-sleepy stretch of shophouses between Thomson Plaza and Long House food centre now houses 34 eateries, eight of which opened up the last year.
They are Miss Clarity Cafe, Herbs & Spices The Euradian Restaurant, Barnsburry, Pho 24, Sari Indo, Cheeky Chocolates, Earth Cafe and Five Star Hainanese Chicken Rice.
These savvy shop owners say they zoomed in on the area because of its laid- back feel and the throngs which descend on weekends.
More importantly, they say the rent is not as high as in Holland Village, or Holland V, as people like to call it.
Mr Richard Lu, 22, who helps his father run the six-month-old Indonesian restaurant Sari Indo, says the rent on the 2,500 sq ft unit is about $5,000 a month, less than the five-figure sums shopkeepers at Holland Village pay.
'We found that this place has the potential to be a food centre, and it's a good place to start a new business with the manageable rental,' he says.
Other entrepreneurs feel the same way.
Mr Jason Wong, 49, co-owner of the two-month-old Earth Cafe, says he scouted for locations with lots of pet owners for his eatery, which caters to people and their pets.
He decided on Upper Thomson after looking at places such as Holland Village and Bukit Timah.
It's proving to be a good decision as his business is doing well.
'While many of our customers are Thomson residents, we even have people driving here from as far as Woodlands,' he adds.
Another entrepreneur, Mr Augustine Koh, 35, opened what he calls an 'Euradian' restaurant, which serves a mix of European and Indian food, after hearing that the place was developing into a food hub.
Herbs & Spices The Euradian Restaurant opened six months ago.
Mr Koh says: 'I also liked the ambience, the fact that it's casual and not uptight fine-dining. It's unique in its own way - there is the old-world charm and the different cuisines.'
Recent New York University graduate Aaron Choy, 25, says setting up his first shop at Upper Thomson is a good opportunity to test the waters.
His cafe and chocolate shop Cheeky Chocolates opened barely a month ago.
Mr Choy says: 'I wanted to build a customer base and get the feel of what they like and dislike before expanding my business and fighting with the big boys.'
People may also be getting too jaded with the town area, he adds.
'I think people are looking for a different experience,' he says.
Even restaurant chains are seeing the market potential.
Vietnamese noodle chain Pho 24, with over 60 outlets in Vietnam, opened its second one in Singapore along Upper Thomson five months ago. It has an outlet at Millenia Walk.
Its Singapore franchise owner Paul Tan, 39, says: 'People are starting to draw comparisons between places like Holland Village, Upper Serangoon Road and here.
'Upper Thomson is no less exciting or titillating than these areas, and we're giving them a run for their money.'
Five Star Hainanese Chicken Rice, with five outlets in Singapore, opened its newest one at Upper Thomson just three weeks ago.
Mr Ethan Lee, in his 20s, who helps to run the family business, says: 'The draw here is the cosiness. We've just opened and already we're packed on weekends.'
And restaurateurs are not the only ones who are happy.
Business from the eateries is spilling over into the non-food businesses, such as Al-Salam Malay Barber.
Owner Haji Salam, 68, says: 'There are a lot of people here, especially on weekends, so when the restaurants next to me have business, I also have business. I welcome the restaurants.'
One major bane though, is parking or the lack of it. Restaurateurs say that if Upper Thomson is to become a food haven, more parking spaces must be created.
Earth Cafe's Mr Wong says that he, along with many of his customers, sometimes gets fined for parking illegally.
'The nearest place is Thomson Plaza, which is a 10-minute walk away. I'm planning to write a letter to the Urban Redevelopment Authority (URA) to work out a plan to serve the businesses in this area,' he says.
Sari Indo's Mr Lu suggests the construction of a multi-storey carpark nearby.
'We can't reach the larger market because customers from other areas might not find it convenient to park so far away,' he says.
A spokesman for the URA says it cannot justify building new carparks when the two facilities nearby are not fully utilised.
These would be the basement carpark at Thomson Plaza and an open air carpark next to Long House, a food centre.
The spokesman said: 'It's not that there isn't enough parking, it's just a matter of convenience for people.'
Ms Devagi Sanmugam, 54, chef-owner of Devagi's Restaurant, says that fine-dining restaurants will not be able to survive if parking spaces are not available nearby.
'Most of their customers will be driving, and won't want to walk a long way from the carpark to get to the restaurant,' she says.
For now, non-residents of Thomson will have to be content with walking, but it's well worth it, according to computer engineer David Lai, who lives in Marsiling.
He goes there at least once a fortnight to try out the new restaurants, and parks at Thomson Plaza.
'It is a bit of a long walk and the parking's not great, but Singaporeans will go to any length for good food, me included,' he says.
Upper Thomson residents seem resigned to the fact that their neighbourhood is drawing more people.
Copywriter Nicholina Chua, 25, who lives in Thomson Ridge, says: 'The jams can get quite annoying, but the noise isn't really an issue. I'm used to it.
'While I hope it won't get overrun with crowds, I'm just appreciative of the fact that I don't have to go far for a good meal or to chill out.'
tiffanyt@sph.com.sg
Foodies hail Thomson V
Lower rentals and good weekend crowds have turned a once-sleepy stretch of Upper Thomson into a restaurant row
By Tiffany Fumiko Tay
ALMOST everyone has heard of Holland V, but what about Thomson V? That's what foodies are calling a stretch of Upper Thomson Road that has become something of a restaurant row.
The once-sleepy stretch of shophouses between Thomson Plaza and Long House food centre now houses 34 eateries, eight of which opened up the last year.
They are Miss Clarity Cafe, Herbs & Spices The Euradian Restaurant, Barnsburry, Pho 24, Sari Indo, Cheeky Chocolates, Earth Cafe and Five Star Hainanese Chicken Rice.
These savvy shop owners say they zoomed in on the area because of its laid- back feel and the throngs which descend on weekends.
More importantly, they say the rent is not as high as in Holland Village, or Holland V, as people like to call it.
Mr Richard Lu, 22, who helps his father run the six-month-old Indonesian restaurant Sari Indo, says the rent on the 2,500 sq ft unit is about $5,000 a month, less than the five-figure sums shopkeepers at Holland Village pay.
'We found that this place has the potential to be a food centre, and it's a good place to start a new business with the manageable rental,' he says.
Other entrepreneurs feel the same way.
Mr Jason Wong, 49, co-owner of the two-month-old Earth Cafe, says he scouted for locations with lots of pet owners for his eatery, which caters to people and their pets.
He decided on Upper Thomson after looking at places such as Holland Village and Bukit Timah.
It's proving to be a good decision as his business is doing well.
'While many of our customers are Thomson residents, we even have people driving here from as far as Woodlands,' he adds.
Another entrepreneur, Mr Augustine Koh, 35, opened what he calls an 'Euradian' restaurant, which serves a mix of European and Indian food, after hearing that the place was developing into a food hub.
Herbs & Spices The Euradian Restaurant opened six months ago.
Mr Koh says: 'I also liked the ambience, the fact that it's casual and not uptight fine-dining. It's unique in its own way - there is the old-world charm and the different cuisines.'
Recent New York University graduate Aaron Choy, 25, says setting up his first shop at Upper Thomson is a good opportunity to test the waters.
His cafe and chocolate shop Cheeky Chocolates opened barely a month ago.
Mr Choy says: 'I wanted to build a customer base and get the feel of what they like and dislike before expanding my business and fighting with the big boys.'
People may also be getting too jaded with the town area, he adds.
'I think people are looking for a different experience,' he says.
Even restaurant chains are seeing the market potential.
Vietnamese noodle chain Pho 24, with over 60 outlets in Vietnam, opened its second one in Singapore along Upper Thomson five months ago. It has an outlet at Millenia Walk.
Its Singapore franchise owner Paul Tan, 39, says: 'People are starting to draw comparisons between places like Holland Village, Upper Serangoon Road and here.
'Upper Thomson is no less exciting or titillating than these areas, and we're giving them a run for their money.'
Five Star Hainanese Chicken Rice, with five outlets in Singapore, opened its newest one at Upper Thomson just three weeks ago.
Mr Ethan Lee, in his 20s, who helps to run the family business, says: 'The draw here is the cosiness. We've just opened and already we're packed on weekends.'
And restaurateurs are not the only ones who are happy.
Business from the eateries is spilling over into the non-food businesses, such as Al-Salam Malay Barber.
Owner Haji Salam, 68, says: 'There are a lot of people here, especially on weekends, so when the restaurants next to me have business, I also have business. I welcome the restaurants.'
One major bane though, is parking or the lack of it. Restaurateurs say that if Upper Thomson is to become a food haven, more parking spaces must be created.
Earth Cafe's Mr Wong says that he, along with many of his customers, sometimes gets fined for parking illegally.
'The nearest place is Thomson Plaza, which is a 10-minute walk away. I'm planning to write a letter to the Urban Redevelopment Authority (URA) to work out a plan to serve the businesses in this area,' he says.
Sari Indo's Mr Lu suggests the construction of a multi-storey carpark nearby.
'We can't reach the larger market because customers from other areas might not find it convenient to park so far away,' he says.
A spokesman for the URA says it cannot justify building new carparks when the two facilities nearby are not fully utilised.
These would be the basement carpark at Thomson Plaza and an open air carpark next to Long House, a food centre.
The spokesman said: 'It's not that there isn't enough parking, it's just a matter of convenience for people.'
Ms Devagi Sanmugam, 54, chef-owner of Devagi's Restaurant, says that fine-dining restaurants will not be able to survive if parking spaces are not available nearby.
'Most of their customers will be driving, and won't want to walk a long way from the carpark to get to the restaurant,' she says.
For now, non-residents of Thomson will have to be content with walking, but it's well worth it, according to computer engineer David Lai, who lives in Marsiling.
He goes there at least once a fortnight to try out the new restaurants, and parks at Thomson Plaza.
'It is a bit of a long walk and the parking's not great, but Singaporeans will go to any length for good food, me included,' he says.
Upper Thomson residents seem resigned to the fact that their neighbourhood is drawing more people.
Copywriter Nicholina Chua, 25, who lives in Thomson Ridge, says: 'The jams can get quite annoying, but the noise isn't really an issue. I'm used to it.
'While I hope it won't get overrun with crowds, I'm just appreciative of the fact that I don't have to go far for a good meal or to chill out.'
tiffanyt@sph.com.sg
Malay Village's demise: 'It's time'
May 25, 2008
Malay Village's demise: 'It's time'
Community says place has seen its best days, but hopes redevelopments will retain area's traditions
By Tan Dawn Wei , Nur Dianah Suhaimi
After years of being branded a 'white elephant', the death knell has finally sounded for the Malay Village in Geylang Serai.
No one seems particularly upset to see it go - not even those who mooted the idea or some of its current tenants.
'There's no point keeping it if we're not able to sustain it. It has become an eyesore. Each time I pass by the place, I feel my heart breaking,' said Major Ibrahim Bulat, 63, who was one of five members of the Malay Village advisory committee set up in 1992.
Since the 2.2ha development - about the size of two football fields - was first approved by the Ministry of National Development in 1981 to showcase Malay traditional kampung living, it has been plagued with problems and never lived up to its billing.
Of the 80 shop units, fewer than 10 are open daily even though Malay Village Pte Ltd, its current management company, said 70 of them are leased out.
Many of them are used as storage facilities by businesses.
About 1,800 tourists visited its museum last year, said Malay Village. But when The Sunday Times dropped in on Friday, its doors were shut. A security guard appeared after we told him over an intercom that we wanted to tour it.
Visitors who step into the two- storey museum, are often greeted by a whiff of cat urine and bat droppings on the floorboards as they pass dusty artefacts such as old musical instruments, cooking appliances, traditional games and a replica of a Malay wedding hall.
The guard, who doubles as the museum's guide, said the place is kept locked unless a visitor drops in. Visitors have to pay an entrance fee of $5 and a tour of the museum takes about an hour.
Mr Dai Foh Chin, 80, one of the village's few tenants who stay open, lamented: 'People call this the Malay Village; I call this place a holiday resort. I open my shop from 7am to 7pm daily, but there are hardly any customers,'
The provision shop owner, who has been there for a year and pays under $3,000 in rent, said he has been making a loss of $1,000 a month.
Business is so bad that he gets his children to take his goods to be sold elsewhere.
A more recent addition to the village is Ms Siti Suhaila Yahya, 30, who opened a foot spa there three weeks ago. She spent $250,000 to set it up, but was unperturbed by news that the place will be demolished.
'It is the norm in the retail industry for the tenancy period to be three years with no guarantee of subsequent renewal. The fact that I have until 2011 is already beyond the normal duration of tenancy,' said Ms Siti who is already shopping around for a new location within the Geylang Serai area.
Revamp in the works
Under a new draft Master Plan unveiled by the Urban Redevelopment Authority (URA) last Friday, the Malay Village will make way for a new civic centre and plaza as part of the Government's efforts to rejuvenate the area while preserving its local character.
The civic centre - which could take on Malay design elements - will house a community club, Community Development Council offices and possibly a library and gallery showcasing the area's history.
Proposed pedestrian malls leading up to the Paya Lebar MRT station will also mean more space for bazaars and cultural performances.
Going too, will be Tanjong Katong Complex farther up from Malay Village.
The URA told The Sunday Times the development date for the complex, a state property managed by the Singapore Land Authority, has not been fixed but will take place after the current leases - all short-term - run out and when the land is needed.
Crucial to retain culture
But with village's demise, will a slice of Malay history also be lost?
At least one person spoke up for the beleaguered landmark.
Associate Professor Hadijah Rahmat, head of the Malay language department at the National Institute of Education, thinks the concept behind the Malay Village is still valid and the authorities may be too hasty in wanting to demolish it.
There is a need to show how rural Malays used to live and the Malay Village still fulfils the criteria, she said.
'But we should study how the place can be made more vibrant and dynamic. Heritage centres cannot be 100 per cent commercially run. Usually, the authorities will give a helping hand.'
The company behind the project, Malay Village Pte Ltd, still believes it can make a go of it and may appeal to have its lease extended beyond 2011.
General manager Jeffrey Chan, 35, said the company's plans for a $50 million revamp of the village are on hold until he sees the URA blueprint for the area.
He said he had submitted a draft proposal to the authorities last month to rebuild it with a similar 'kampung ambience' and with 20 per cent more retail space.
At least half of the 40 Geylang Serai residents, shopkeepers and hawkers The Sunday Times spoke to said they hoped to see some elements of Malay tradition preserved in the redevelopment.
Just as many, however, said they want a mall in its place, with a supermarket; even better if it comes with a movie theatre.
'The place was supposed to remind people of the kampung days so that our future generations will know what it was like in the old days,' said Malay grassroots group Majlis Pusat president and former MP, Mr Zulkifli Mohammed, 60. He was also was one of the MPs who supported the idea of setting up the Malay Village.
'Now, they will probably have to go to Malaysia or the Riau Islands to see what a kampung looks like.'
But he did agree that it is no longer viable to keep the Malay Village as it is.
'It has not achieved the objective of showcasing Malay culture. I think the Malay Heritage Centre in Kampong Glam has taken over that role,' said Mr Zulkifli.
He held out hope that the proposed gallery at the civic centre would offer a link to the area's history.
The MP for the area, Dr Fatimah Lateef, 42, said while redevelopment is necessary, new structures that will be introduced, be they malls or civic centres, should 'keep the Malay identity to a certain extent'.
Beyond incorporating Malay aesthetic elements into the designs, she hopes the new civic centre can exhibit Malay culture amid its other necessary functions, like a library and community club.
Referring to the Malay Heritage Centre, she said: 'People may not specifically go to look for it. But if you reach out to them at the civic centre where they go to for community services, you're bringing it out to the community rather than keeping it within four walls.'
Additional reporting by Stacey Chia and Becky Lo
dawntan@sph.com.sg
ndianah@sph.com.sg
--------------------------------------------------------------------------------
An idea that didn't click
1970s: The idea of having a Malay village is mooted by Majlis Pusat, the umbrella body for Malay cultural groups. There are two aims: to showcase Malay culture to visitors and to provide a place for selling Malay souvenirs. The suggested location is Pasir Panjang, with its many beachfront kampungs.
August 1980: Minister-in-charge of Muslim Affairs Ahmad Mattar announces plans for the village.
November 1981: Minister for National Development Teh Cheang Wan gives approval in principle. Dr Mattar suggests that the facility be run 100 per cent by Malays.
February 1984: The Government gives the official approval. Geylang Serai is now the chosen site.
1986: Construction begins. The Housing Board spends $10 million.
November 1989: The Malay Village is completed.
February 1991: HDB sets conditions on managing the village. Among them is a 25 per cent limit on the number of non-Malay tenants.
September 1991: Ananda group of companies, run by Hong Kong businessman Clarence Cheung, wins the tender to run the Malay Village. The tender is worth $3.8 million. It announces plans to build a high-tech Islamic cultural museum worth $10 million in the village. This never materialises.
February 1992: Tender for shops opens.
March 1992: Of the 70 shops, only eight open.
May 1992: Seven out of 45 successful bidders pull out.
June 1992: Advisory panel is formed.
June 1994: Plans for an aggressive promotion campaign with an estimated cost of $1 million are outlined.
November 1994: Ethnic ratio of tenants is removed.
April 2006: A new management, Malay Village Pte Ltd, takes over and makes a police report regarding the Malay Village's accounts. By then, it has only a few thousand dollars in its coffers and has chalked up a six-digit debt.
April 2008: Malay Village Pte Ltd announces plans to pump in as much as $100 million to revive the place.
May 2008: URA announces plans to demolish the Malay Village after its lease ends in 2011 and to build a civic centre there in its place.
Nur Dianah Suhaimi
Malay Village's demise: 'It's time'
Community says place has seen its best days, but hopes redevelopments will retain area's traditions
By Tan Dawn Wei , Nur Dianah Suhaimi
After years of being branded a 'white elephant', the death knell has finally sounded for the Malay Village in Geylang Serai.
No one seems particularly upset to see it go - not even those who mooted the idea or some of its current tenants.
'There's no point keeping it if we're not able to sustain it. It has become an eyesore. Each time I pass by the place, I feel my heart breaking,' said Major Ibrahim Bulat, 63, who was one of five members of the Malay Village advisory committee set up in 1992.
Since the 2.2ha development - about the size of two football fields - was first approved by the Ministry of National Development in 1981 to showcase Malay traditional kampung living, it has been plagued with problems and never lived up to its billing.
Of the 80 shop units, fewer than 10 are open daily even though Malay Village Pte Ltd, its current management company, said 70 of them are leased out.
Many of them are used as storage facilities by businesses.
About 1,800 tourists visited its museum last year, said Malay Village. But when The Sunday Times dropped in on Friday, its doors were shut. A security guard appeared after we told him over an intercom that we wanted to tour it.
Visitors who step into the two- storey museum, are often greeted by a whiff of cat urine and bat droppings on the floorboards as they pass dusty artefacts such as old musical instruments, cooking appliances, traditional games and a replica of a Malay wedding hall.
The guard, who doubles as the museum's guide, said the place is kept locked unless a visitor drops in. Visitors have to pay an entrance fee of $5 and a tour of the museum takes about an hour.
Mr Dai Foh Chin, 80, one of the village's few tenants who stay open, lamented: 'People call this the Malay Village; I call this place a holiday resort. I open my shop from 7am to 7pm daily, but there are hardly any customers,'
The provision shop owner, who has been there for a year and pays under $3,000 in rent, said he has been making a loss of $1,000 a month.
Business is so bad that he gets his children to take his goods to be sold elsewhere.
A more recent addition to the village is Ms Siti Suhaila Yahya, 30, who opened a foot spa there three weeks ago. She spent $250,000 to set it up, but was unperturbed by news that the place will be demolished.
'It is the norm in the retail industry for the tenancy period to be three years with no guarantee of subsequent renewal. The fact that I have until 2011 is already beyond the normal duration of tenancy,' said Ms Siti who is already shopping around for a new location within the Geylang Serai area.
Revamp in the works
Under a new draft Master Plan unveiled by the Urban Redevelopment Authority (URA) last Friday, the Malay Village will make way for a new civic centre and plaza as part of the Government's efforts to rejuvenate the area while preserving its local character.
The civic centre - which could take on Malay design elements - will house a community club, Community Development Council offices and possibly a library and gallery showcasing the area's history.
Proposed pedestrian malls leading up to the Paya Lebar MRT station will also mean more space for bazaars and cultural performances.
Going too, will be Tanjong Katong Complex farther up from Malay Village.
The URA told The Sunday Times the development date for the complex, a state property managed by the Singapore Land Authority, has not been fixed but will take place after the current leases - all short-term - run out and when the land is needed.
Crucial to retain culture
But with village's demise, will a slice of Malay history also be lost?
At least one person spoke up for the beleaguered landmark.
Associate Professor Hadijah Rahmat, head of the Malay language department at the National Institute of Education, thinks the concept behind the Malay Village is still valid and the authorities may be too hasty in wanting to demolish it.
There is a need to show how rural Malays used to live and the Malay Village still fulfils the criteria, she said.
'But we should study how the place can be made more vibrant and dynamic. Heritage centres cannot be 100 per cent commercially run. Usually, the authorities will give a helping hand.'
The company behind the project, Malay Village Pte Ltd, still believes it can make a go of it and may appeal to have its lease extended beyond 2011.
General manager Jeffrey Chan, 35, said the company's plans for a $50 million revamp of the village are on hold until he sees the URA blueprint for the area.
He said he had submitted a draft proposal to the authorities last month to rebuild it with a similar 'kampung ambience' and with 20 per cent more retail space.
At least half of the 40 Geylang Serai residents, shopkeepers and hawkers The Sunday Times spoke to said they hoped to see some elements of Malay tradition preserved in the redevelopment.
Just as many, however, said they want a mall in its place, with a supermarket; even better if it comes with a movie theatre.
'The place was supposed to remind people of the kampung days so that our future generations will know what it was like in the old days,' said Malay grassroots group Majlis Pusat president and former MP, Mr Zulkifli Mohammed, 60. He was also was one of the MPs who supported the idea of setting up the Malay Village.
'Now, they will probably have to go to Malaysia or the Riau Islands to see what a kampung looks like.'
But he did agree that it is no longer viable to keep the Malay Village as it is.
'It has not achieved the objective of showcasing Malay culture. I think the Malay Heritage Centre in Kampong Glam has taken over that role,' said Mr Zulkifli.
He held out hope that the proposed gallery at the civic centre would offer a link to the area's history.
The MP for the area, Dr Fatimah Lateef, 42, said while redevelopment is necessary, new structures that will be introduced, be they malls or civic centres, should 'keep the Malay identity to a certain extent'.
Beyond incorporating Malay aesthetic elements into the designs, she hopes the new civic centre can exhibit Malay culture amid its other necessary functions, like a library and community club.
Referring to the Malay Heritage Centre, she said: 'People may not specifically go to look for it. But if you reach out to them at the civic centre where they go to for community services, you're bringing it out to the community rather than keeping it within four walls.'
Additional reporting by Stacey Chia and Becky Lo
dawntan@sph.com.sg
ndianah@sph.com.sg
--------------------------------------------------------------------------------
An idea that didn't click
1970s: The idea of having a Malay village is mooted by Majlis Pusat, the umbrella body for Malay cultural groups. There are two aims: to showcase Malay culture to visitors and to provide a place for selling Malay souvenirs. The suggested location is Pasir Panjang, with its many beachfront kampungs.
August 1980: Minister-in-charge of Muslim Affairs Ahmad Mattar announces plans for the village.
November 1981: Minister for National Development Teh Cheang Wan gives approval in principle. Dr Mattar suggests that the facility be run 100 per cent by Malays.
February 1984: The Government gives the official approval. Geylang Serai is now the chosen site.
1986: Construction begins. The Housing Board spends $10 million.
November 1989: The Malay Village is completed.
February 1991: HDB sets conditions on managing the village. Among them is a 25 per cent limit on the number of non-Malay tenants.
September 1991: Ananda group of companies, run by Hong Kong businessman Clarence Cheung, wins the tender to run the Malay Village. The tender is worth $3.8 million. It announces plans to build a high-tech Islamic cultural museum worth $10 million in the village. This never materialises.
February 1992: Tender for shops opens.
March 1992: Of the 70 shops, only eight open.
May 1992: Seven out of 45 successful bidders pull out.
June 1992: Advisory panel is formed.
June 1994: Plans for an aggressive promotion campaign with an estimated cost of $1 million are outlined.
November 1994: Ethnic ratio of tenants is removed.
April 2006: A new management, Malay Village Pte Ltd, takes over and makes a police report regarding the Malay Village's accounts. By then, it has only a few thousand dollars in its coffers and has chalked up a six-digit debt.
April 2008: Malay Village Pte Ltd announces plans to pump in as much as $100 million to revive the place.
May 2008: URA announces plans to demolish the Malay Village after its lease ends in 2011 and to build a civic centre there in its place.
Nur Dianah Suhaimi
HDB 'lab' paving the way for broadband vision
Business Times - 26 May 2008
HDB 'lab' paving the way for broadband vision
Government agencies linked up in low-key tests to study disruption
By WINSTON CHAI
(SINGAPORE) Sometime in the near future in a HDB heartland, housewives will be able to download an entire Korean movie in mere minutes , instead of hours. Researchers at Biopolis - a biomedical science research & development hub - will be able to perform complex calculations previously handled by supercomputers on their laptops.
All thanks to a new fibre optic network that is being built in Singapore.
And four inconspicuous public housing blocks at Boon Keng and Commonwealth may hold the key to realising Singapore's dream of upgrading to this new ultra-fast broadband highway.
Unknown to the public, the humble housing units collectively formed the centrepiece of a low-key, multi-agency trial to assess any disruption that could result from constructing the new Internet backbone.
BT understands the tests were initiated by the Infocomm Development Authority of Singapore (IDA) and that at least two other state agencies - the Housing and Development Board (HDB) and the Land Transport Authority (LTA) - were roped in.
The upcoming Next-Gen NBN (National Broadband Network) is a key part of the government's plan to lay a new technology foundation that will serve residents and businesses for the next 25 years or more.
When fully-completed in 2015, the network will deliver blazing access speed of 1 Gbps (gigabit per second) and beyond to power new e-commerce applications and other bandwidth-sapping services like biomedical research and tele-medicine.
The main aim of the tests in Boon Keng and Commonwealth - carried out mostly in the second half of 2007 - was to determine the most efficient way of extending high-speed fibre-optic cables from their current end-points to individual apartment blocks and office buildings. This will complete the so-called 'last mile' needed to achieve the huge broadband speed boost.
Singapore already has an extensive underground fibre-optic network in place - owned by companies such as Singapore Telecommunications, StarHub and even SMRT - but it ends some distance from most residential and commercial buildings.
Cheaper copper cables tend to be used thereafter to connect offices and homes to the Internet, but this 'last-mile' connection is set to be replaced with fibre-optic links, based on two proposals IDA has received for the new network.
'IDA worked together with fellow government agencies such as HDB and LTA and the trials involved the testing of innovative civil works techniques for Next-Gen NBN,' an IDA spokesperson confirmed.
'The trials were conducted by a contractor appointed by IDA and focused on the outside plant that did not include in-house rewiring. The intent of the trials was to explore innovative deployment techniques that could reduce inconvenience to the public and minimise disruption.'
This is an important consideration for the regulator, which wants to roll out the new network with minimal fuss. When StarHub first built its $600 million infrastructure to deliver cable TV and broadband services, road lane closures were common as laborious excavation was carried out to put the new cables in place.
IDA hopes advances in cabling techniques mean that people will have to put up with fewer disruptions this time around.
To achieve this, approaches that were tested included running cables and ducts through covered walkways and drainage systems rather than digging up roads, according to sources familiar with the project.
The trial results were shared with bidders for the new network. Feedback was positive and they felt that minimal disruption and inconvenience could be achieved, IDA said.
The eventual task of translating the experiments into real-life will rest on the shoulders of the winner of IDA's recently-concluded Network Company (NetCo) tender.
The battle to land this mammoth contract is now between two consortiums incorporating all three local telcos.
The winning NetCo will be helped by government subsidy of up to $750 million to offset the heavy cost of building the network, which some industry watchers estimate to be $1.5 billion or more.
SingTel has submitted a bid as part of OpenNet, a group led by Canada's Axia NetMedia, which includes two other members - Singapore Press Holdings and Singapore Power subsidiary SP Telecommunications.
StarHub has joined hands with MobileOne and Hong Kong's City Telecom to make up the rival Infinity Consortium.
IDA expects to pick the winning Netco by the third quarter of this year.
Copyright © 2007 Singapore Press Holdings Ltd. All rights reserved.
HDB 'lab' paving the way for broadband vision
Government agencies linked up in low-key tests to study disruption
By WINSTON CHAI
(SINGAPORE) Sometime in the near future in a HDB heartland, housewives will be able to download an entire Korean movie in mere minutes , instead of hours. Researchers at Biopolis - a biomedical science research & development hub - will be able to perform complex calculations previously handled by supercomputers on their laptops.
All thanks to a new fibre optic network that is being built in Singapore.
And four inconspicuous public housing blocks at Boon Keng and Commonwealth may hold the key to realising Singapore's dream of upgrading to this new ultra-fast broadband highway.
Unknown to the public, the humble housing units collectively formed the centrepiece of a low-key, multi-agency trial to assess any disruption that could result from constructing the new Internet backbone.
BT understands the tests were initiated by the Infocomm Development Authority of Singapore (IDA) and that at least two other state agencies - the Housing and Development Board (HDB) and the Land Transport Authority (LTA) - were roped in.
The upcoming Next-Gen NBN (National Broadband Network) is a key part of the government's plan to lay a new technology foundation that will serve residents and businesses for the next 25 years or more.
When fully-completed in 2015, the network will deliver blazing access speed of 1 Gbps (gigabit per second) and beyond to power new e-commerce applications and other bandwidth-sapping services like biomedical research and tele-medicine.
The main aim of the tests in Boon Keng and Commonwealth - carried out mostly in the second half of 2007 - was to determine the most efficient way of extending high-speed fibre-optic cables from their current end-points to individual apartment blocks and office buildings. This will complete the so-called 'last mile' needed to achieve the huge broadband speed boost.
Singapore already has an extensive underground fibre-optic network in place - owned by companies such as Singapore Telecommunications, StarHub and even SMRT - but it ends some distance from most residential and commercial buildings.
Cheaper copper cables tend to be used thereafter to connect offices and homes to the Internet, but this 'last-mile' connection is set to be replaced with fibre-optic links, based on two proposals IDA has received for the new network.
'IDA worked together with fellow government agencies such as HDB and LTA and the trials involved the testing of innovative civil works techniques for Next-Gen NBN,' an IDA spokesperson confirmed.
'The trials were conducted by a contractor appointed by IDA and focused on the outside plant that did not include in-house rewiring. The intent of the trials was to explore innovative deployment techniques that could reduce inconvenience to the public and minimise disruption.'
This is an important consideration for the regulator, which wants to roll out the new network with minimal fuss. When StarHub first built its $600 million infrastructure to deliver cable TV and broadband services, road lane closures were common as laborious excavation was carried out to put the new cables in place.
IDA hopes advances in cabling techniques mean that people will have to put up with fewer disruptions this time around.
To achieve this, approaches that were tested included running cables and ducts through covered walkways and drainage systems rather than digging up roads, according to sources familiar with the project.
The trial results were shared with bidders for the new network. Feedback was positive and they felt that minimal disruption and inconvenience could be achieved, IDA said.
The eventual task of translating the experiments into real-life will rest on the shoulders of the winner of IDA's recently-concluded Network Company (NetCo) tender.
The battle to land this mammoth contract is now between two consortiums incorporating all three local telcos.
The winning NetCo will be helped by government subsidy of up to $750 million to offset the heavy cost of building the network, which some industry watchers estimate to be $1.5 billion or more.
SingTel has submitted a bid as part of OpenNet, a group led by Canada's Axia NetMedia, which includes two other members - Singapore Press Holdings and Singapore Power subsidiary SP Telecommunications.
StarHub has joined hands with MobileOne and Hong Kong's City Telecom to make up the rival Infinity Consortium.
IDA expects to pick the winning Netco by the third quarter of this year.
Copyright © 2007 Singapore Press Holdings Ltd. All rights reserved.
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