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Subscribe to this list via RSS Blog posts tagged in mixed commercial and residential

Stars of Kovan - New Mixed Development near Kovan MRT

The Stars of Kovan is a mixed development of 395 residential units and 45 commercial units consisting of retail shops and F&B outlets. Residents get to enjoy the convenience of shops and food outlets in their building while owners of the commercial units have a customer base of perhaps 1000 people in the same building. Kovan MRT station and the Heartland Mall are just a short walk away. Recent developments in the neighbourhood include The Tembusu and Trilive, both condomniums and not mixed developments.

For more information on Stars of Kovan click this link: Stars of Kovan Mixed Development

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Upcoming Residential and Commercial Integrated Development at Yishun Central

A mixed-use commercial and residential plot at Yishun Central was launched for tender on Feb 28, 2013 with the tender results announced on Sept 5, 2013. The tender was won by North Gem Development P/L and FC North Gem Trustee P/L, units related to Fraser Centerpoint P/L for $1.43 billion dollars. This was 47% higher than the next highest bidder, a consortium that includes Far East.  This price works out to be $1,077 per square foot per plot ratio (psf ppr) for the 99-year leasehold site, somewhat higher than the $750-850 psf ppr expected.

The plot of land located between Yishun Ring Road and Yishun Avenue 9, the location of the upcoming Junction 9 mixed development was sold at just $794.44 psf ppr so Frasers is betting on the benefits of the location raising the psf that investors are willing to pay. The plot of land at Yishun Central is right next to Northpoint Mall, Yishun 10 and Yishun Library, which explains the high bid by Frasers who  also owns Northpoint Mall. It's all about market domination and the track record of Northpoint which is also owned by Frasers.

The plans for the site include a 12-storey integrated development consisting of about 900 residential units sitting on top of a retail mall, community club and bus interchange. Subject to approval this development may also be connected to Northpoint via link bridges and a covered pedestrian promenade. Another big plus is that the Yishun MRT is just across the road (Yishun Ave 2), a big advantage over other mixed developments such as Junction 9. The commercial units in this development will benefit from the heavy foot traffic associated with bus interchanges and MRT stations and the attractiveness to shoppers of having a large number of shops in the same local area.

The residential units need to be attractively priced to sell as shown by recent launches such as Riverbank and RiverTrees Residences in Sengkang which generated a lot of interest because of the lower psfs. Reported estimates are in the $1300-$1450 range. "Skies Miltonia, a 99-year leasehold condominium project in the Yishun area recently transacted an median price of $1,070 psf and it is 1.7km from the nearest MRT station which is Khatib.

 

hdb map

Photo credits - HDB

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