A New Integrated Development With Transport Hub In The East

 By Wong Siew Ying

Integrated developments in Singapore tend to draw strong interest from home buyers and investors, not just because they are rare, but also the convenience and lifestyle such projects offer. An integrated development, as its name suggests is a mixed-use development where a residential project is integrated with key transport nodes (such an MRT station, a bus interchange or both) as well commercial offerings, usually a retail mall.

There are currently just over 20 integrated developments in Singapore, with two located in Eastern Singapore, being Bedok Residences and Pasir Ris 8. Very soon, another integrated development with transport hub will be added, this time in Tampines.

In June 2023, the government land sales tender for the 99-year leasehold mega plot in Tampines Avenue 11 attracted 3 bids, with the top bid coming from Topaz Residential Pte. Ltd. and Topaz Commercial Pte. Ltd – a consortium comprising UOL, Singland and Capitaland. This development marks the first collaboration between UOL and CapitaLand. CapitaLand will hold a 50% stake in the joint venture, with UOL and SingLand holding the remaining 50%. The top bid price of $1.206 billion works out to a land rate of $884.60 psf per plot ratio (psf ppr).

The 5.07-ha site in the up and coming Tampines North estate can yield an estimated 1,190 residential units, and 14,000 sq m of commercial space. The development will be integrated with the future Tampines North MRT station, bus interchange, hawker centre, community club, as well as other commercial offerings.

Convenience is king
Given the hustle and bustle of city living, convenience is king and that’s why integrated developments are highly sought-after. Direct access to the MRT station will help to cut commuting time and it could even offer a commute that’s entirely sheltered from the rain, straight from home to the workplace. Meanwhile, having a retail mall that’s a skip away from the home offers a lot of convenience, especially for time-starved working adults.

A case in point: The Reserve Residences in Jalan Anak Bukit – also an integrated development with transport hub – got off to a strong start by selling slightly more than 70% of its 732 units over its launch weekend on 27/28 May 2023. From the earlier success stories of Compass Heights in Sengkang, to Bedok Residences and Watertown in Punggol, to North Park Residences and Park Place Residences at PLQ, and up to The Reserve Residences, integrated developments are typically well-received by homebuyers.

Such projects also attract buyers as they tend to see price upside upon completion, hold values better, and enjoy good rentability compared to other condos in the vicinity.

Seamless connectivity
The Tampines Avenue 11 site will be integrated with the Tampines North MRT station on the Cross-Island Line (CRL) – Singapore’s eighth MRT line, and the longest fully underground line at over 50-km long. The CRL will serve the eastern, western, and north-eastern parts of Singapore, linking commuters to key commercial hubs such as Jurong Lake District, Punggol Digital District, and Changi.

As per the Land Transport Authority, the CRL – when fully operational – will have the highest number of interchange stations, with nearly half of the stations on the line being linked to existing stations. What this means is that commuters will have more alternative travel routes to choose from in getting to their destination.

The CRL will also help to cut commuting times. For example, the Tampines North MRT station is just five stops from Ang Mo Kio (an interchange station with the North South Line), seven stops to Bright Hill (interchange station with the Thomson-East Coast Line), one stop to Pasir Ris (interchange station with the East West Line), and two stops to Hougang (interchange station with the North East Line). Residents at the future integrated development will enjoy easy accessibility to other parts of Singapore via the Tampines North MRT station, which is expected to be ready in 2030. The CRL is targeted to be fully completed in 2032.

Amenities and schools
For families with school-going children or couples planning to start a family, there are a good number of schools near the Tampines Avenue 11 integrated development site. These include Angsana Primary, Poi Ching School, Meridian Primary and Secondary, Elias Park Primary, Tampines North Primary, Junyuan Secondary, Tampines Meridian Junior College, Temasek Polytechnic, and the United World College of South East Asia (East Campus).

Meanwhile, nearby recreation spots such as the Tampines Eco Green Park and Pasir Ris Park will offer respite from busy schedules, with hiking trails, greenery, and park activities for a day of family fun.

Apart from the commercial offerings on-site, there are also other retail and F&B options in the area, including the upcoming Pasir Ris Mall, White Sands, Pasir Ris Central Hawker Centre, Downtown East, hypermart Giant, Courts Megastore, IKEA, as well as Tampines Mall, Century Square, and Tampines One in the Tampines Regional Centre.

With Tampines North, Pasir Ris, and Changi set to welcome more jobs in the semi-conductor and aviation-related industries, the new integrated development in Tampines Avenue 11 will be appealing to the future workforce of these companies – be it for lease or purchase for own stay.

About the developer

UOL Group is a leading public-listed firm with a diversified portfolio of development and investment properties, hotels and serviced suites in Asia, Oceania, Europe, and North America. Some of its residential projects in Singapore include Principal Garden, The Clement Canopy, The Tre Ver, Meyer House, Clavon, Avenue South Residence and Pinetree Hill.

Singapore Land Group, formerly United Industrial Corporation Limited, is a partly-owned subsidiary of the UOL Group. Singapore Land too, has a diversified portfolio comprising commercial investment properties, residential developments, hotels and IT services. Its residential development properties include Clavon, Avenue South Residence, The Tre Ver, V on Shenton, and Pinetree Hill.

Capitaland is one of Singapore’s leading public-listed property developers. CapitaLand’s portfolio focuses on real estate investment management and real estate development, and spans across more than 260 cities in over 40 countries. CapitaLand Development (CLD) is the development arm of CapitaLand Group, with a portfolio worth S$21.9 billion as at 31 March 2023. Focusing on its core markets of Singapore, China and Vietnam, across various asset classes, including integrated developments, retail, office, residential, business parks, industrial, logistics and data centres. Some notable recent projects include Jewel Changi Airport, One Pearl Bank, CapitaSpring, Canninghill Piers.

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