Thursday, July 26, 2007

D9 3 Bdrms @ Euro-Asia Court For Rent

Project Details

Project Name : Euro-Asia Court
Address: 3,5,7 River Valley Close

Type of Development: Condominium
Tenure: Freehold
District: 09
Year of Completion: 1994
No. of Units: 105units in 3 Towers
Developer: Webest Investment Pte Ltd
Unit sizes:
2 bedrooms: 98 - 99 sq m
3 bedrooms: 126 - 155 sq m

Euro-Asia Court is a medium-sized development prominently sited at
the River Valley Close junction. It is about 10 minutes walking
distance to the Killiney Road eateries and Somerset MRT Station.

It is also close by to a host of amenities like clubs, pubs,
supermarkets, restaurants and malls. It is not new, therefore some
units are renovated or upgraded with new fittings and fixtures.


Swimming pool
BBQ Area
24 Hours Security
Covered Car Park

(Source :


1, Somerset Road Singapore 238162
How Far? 0.62 km

11, Orchard Road Singapore 238826
How Far? 1.02 km


81, Clemenceau Avenue Singapore 239917
How Far? 0.62 km

1, Kim Seng Promenade Singapore 237994
How Far? 0.65 km

NTUC is just down @ Killiney Road


2, River Valley Green Singapore 237993
How Far? 0.2 km

11, Penang Lane Singapore 238485
How Far? 0.81 km

37, Emerald Hill Road Singapore 229313
How Far? 0.87 km


Newly Renovated 3Bdrm 1701sqft (Type E) #08-ABOVE @ Euro-Asia Court for Rental

Rental @$ $5500 Partial Furnished

Interested parties, pls call

Richard Yeo [Orange Tee]
(+65) 94595405
P.S : Welcome Cobroke

Mirage Tower @ Kim Seng Rd

Address: 80 Kim Seng Road
Type of Development: Condominium
Tenure: Freehold
District: 09
No. of Units: 248 in a 33storeys Tower
Year of Completion: 1997
Developer: City Development Ltd (CDL)

Land Area : 97437.18sqft
Used Area : 83863.44sqft
Plot Ratio : 2.8 with 36 Storeys Height Limit

Unit sizes:
Studio: 53 sq m
2 bedrooms: 89 sq m
3 bedrooms: 114 – 139 sq m
4 bedrooms: 162 sq m
Penthouse: 181 – 242 sq m

Mirage Tower is a high rise condominium located along Kim Seng Road,
just across the road from Great World City Shopping Centre.

You can enjoy ample of amenities like supermarket, food centres,
restaurants and cinemas in this area. You can even walk to the
Shenton area which takes only about 20 minutes by foot or 5 minutes
by car.


300 Tiong Bahru Road Singapore 168731
How Far? 1.07 km

1 Somerset Road Singapore 238162
How Far? 1.07 km

10 Outram Road Singapore 169037
How Far? 1.3 km


1 Kim Seng Promenade Singapore 237994
How Far? 0.3 km

317 Outram Road Singapore 169075
How Far? 0.31 km

390 Havelock Road Singapore 169662
How Far? 0.32 km

81 Clemenceau Avenue Singapore 239917
How Far? 0.95 km


2 River Valley Green Singapore 237993
How Far? 0.31 km

22 Delta Avenue Singapore 169833
How Far? 0.44 km

25F Paterson Road Singapore 238515
How Far? 0.72 km

71 Oxley Rise Singapore 238698
How Far? 1.15 km

37 Emerald Hill Road Singapore 229313
How Far? 1.27 km


-Swimming Pool
-Wading Pool
-BBQ Area
-24 Hours Security
-Covered Car Park
-Tennis Court
-Sundry Shop

3+Utility 1227sqft (Type C)
-Abv #15, Fully Furnished, Asking $1.85nego ($1507/psf). Also for Rental @ $5500/mth
-Abv #27, Tenanted $5500 till 2009 June. Asking $2m nego ($1630/psf)

East Coast En Bloc Sale Fetches 25% Price Premium

Source : The Business Times,July 26, 2007

St Patrick's View sold to TG Development for $79 million

ST PATRICK'S View, off Telok Kurau Road, has been sold en bloc to TG Development Pte Ltd (TGD) for $79 million, 25 per cent higher than the indicated price when the collective sale was launched three months ago.

Reflecting developer confidence: The sale price for St Patrick's View works out to $682 psf ppr, including a development charge of about $302,318
On its bullish bid, TGD managing director Ong Boon Chuan said: 'The prices for Districts 9, 10 and 11 are quite high but there is room for more upside in the outskirts.'

Giving a contrarian view, Mr Ong also said that while higher asking prices for en bloc sites may lead to resistance from developers, it also means there will be 'less supply in the market'.

Marketed by Colliers International, executive director (Investment Sales) Ho Eng Joo added: 'The benchmark price of St Patrick's View reflects developers' continued confidence and optimism in the East Coast area, as demand for new residential projects still remains strong.'

At $79 million, the price works out to $682 per sq ft per plot ratio (psf ppr), including an estimated development charge of $302,318 for the 83,013 sq ft site.

Mr Ong said that TGD plans to build a five-storey development of about 100 units with unit sizes of between 1,000 sq ft and 1,400 sq ft. The launch is targeted for mid-2008.

The breakeven cost is estimated at around $1,000 psf, which means new units have to be sold in excess of this.

Over in Kembangan, Savills Singapore is marketing the launch of the 32-unit D'Oasia by Monfort Land at about $910 psf.

To date, more than 50 per cent of the apartments have been sold during a recent private preview. The development is expected to be completed by Dec 30, 2010.

Savills is also marketing the collective sale of Trendale Tower on Cairnhill Road.

The indicative price of $180 million is 12.5 per cent higher than it was three months ago when it was put up for sale through an expression-of-interest exercise.

The latest price works out to about $2,477 psf ppr with the breakeven estimated at between $3,100 and $3,200 psf. Savills director of investment sales Steven Ming said: 'It is reasonable to project a selling price of a new project on this site at between $3,500 and $3,600 psf.'

The 21,709 sq ft site has a plot ratio of 2.8 and can yield about 36 units of 2,000 sq ft condominium apartments.

In the Clementi area, GRE Realty is marketing the sale of Park West Condominium through the expression-of-interest mode. So far, 75 per cent of owners have agreed to the sale.

The indicative price for the 633,638 sq ft site is $620 million to $660 million, inclusive of development charge of about $115 million. GRE Realty estimated that the breakeven price would be around $750-$780 psf.

Bids For Beach Road Site May Have Topped $2b

Source : The Business Times July 26, 2007

The development cost for the future 99-year leasehold project could hit $3b

A state tender for the former NCO Club/Beach Road camp grounds yesterday drew seven bids with market watchers estimating bids could have topped the $2 billion mark or $1,250 psf of potential gross floor area.

Revamp: The development will entail the conservation and restoration of the former NCO Club building and three blocks of the former Beach Road camp
The all-in development cost for the 99-year leasehold project is expected to be in the $3 billion region, analysts estimate.

Urban Redevelopment Authority revealed the bidders, but not their bid prices, under yesterday's two-envelope system tender, where bidders had to submit concept proposals and tender prices separately. The tender attracted big names familiar with the local market such as CapitaLand, City Developments, Pontiac Land, Overseas Union Enterprise (OUE), Keppel Land and Cheung Kong Holdings.

And some of them have teamed up with heavyweight overseas partners like Dubai's Istithmar (part of Dubai World group) and a unit of US-based Elad Properties (these two teamed up with CityDev). Morgan Stanley is believed to have partnered Pontiac. OUE, controlled by Indonesia's Lippo Group and Malaysian tycoon Ananda Krishnan, is expected to rope in partners like Austria's Raiffeisen Zentralbank (RZB).

Billion Rise Ltd (believed to be linked to Li Ka-shing's Cheung Kong Holdings) partnered Keppel Land to put in two bids. OUE is also believed to have placed two bids, one through Beach Development and the other through Nicoll Development.

Such a strategy, of placing two bids, presumably gives the bidders an opportunity to present alternative concepts, whether at the same or different prices, and hopefully boost their chances of success.

Under the two-envelope system, the concept proposals will first be evaluated against a set of prestated criteria (including overall design concept, quality of architectural design, adaptive reuse of conservation buildings, and composition and placement of uses). Only proposals that substantially satisfy the evaluation criteria will be shortlisted.

At the second stage, the tender price envelopes of these shortlisted bidders will be opened and the site awarded to the highest of these bidders, provided this top bid meets the government's reserve price.

Market watchers reckon the majority of bids at yesterday's tender would be in the $1,000 to $1,200 psf per plot ratio range which works out to around $1.6 billion to $1.9 billion for the 99-year site which can have a maximum gross floor area of nearly 1.6 million sq ft.

Construction costs, fees and interest could amount to a further $900 million to $1 billion, bringing the likely all-in investment to about $2.5 billion to $3 billion.

The site can be developed into a project with nearly 1.6 million sq ft gross floor area, of which a minimum 40 per cent is for office use, and at least 30 per cent for hotel rooms. The rest can be for complementary retail and residential use.

The development will entail the conservation and restoration of the former NCO Club building and three blocks of the former Beach Road camp. The new towers in the building can be up to 45 storeys high.

Market watchers reckon that some of the schemes could possibly entail a high-rise tower with hotel rooms on the lower floors and apartments on the upper floors, seen in places like New York but novel in Singapore.

The release of the Beach Road site is part of the government's strategy to alleviate the shortage of office space.

JP Morgan real estate analyst Chris Gee said: 'The office rental market is the most volatile of all the investment property segments in Singapore.'

He noted that even before the close of yesterday's tender, the URA had made known its plans to offer four other sites in the CBD which can be substantially developed into offices - two at Anson Road and two near the One Shenton condo project. The tender for the first of the Anson Road plots closed on Monday and was yesterday awarded to highest bidder Mapletree Investments at $1,021 psf per plot ratio.

The tender for the second Anson Road plot closes next month. The tender for a plot directly behind One Shenton closes in September, while that for the next-door site will be launched by the end of this month.

Runaway Lawyer David Rasif Fingered In Property Cashback Case

Source : The Straits Times, July 26, 2007

Latest court proceedings revealed that runaway lawyer David Rasif (Left) had a major part to play in a recent property cashback scam to cheat banks into giving out housing loans. -- ST PHOTO: ALBERT SIM

THERE was an added element of interest in a property cashback court case - runaway lawyer David Rasif was fingered as a 'prime mover' in the scam.
In the dock was property agent Goh Chong Liang, 37, who admitted to his role in a cashback scam to cheat banks into giving out housing loans.

But all in the gallery listened attentively when both defence lawyer Peter Fernando and Deputy Public Prosecutor Jason Chan pointed to Rasif's stake in the scam.

District Judge Liew Thiam Leng was told of how Goh conspired with Rasif to dupe the banks into granting loans in the scam.

DPP Chan gave the court an idea of how such a scam worked - a property agent will work with a buyer and seller to inflate the price of the seller's flat.

This will secure a higher housing loan for the buyer. The difference between the loan amount and the actual price of the resale flat is then split between those involved in the scam.

The court heard that Goh had roped in Rasif, through his law firm at the time, to act for flat sellers in the scam.

In order to inflate the price of a flat, Goh included the renovation costs for the flat by a shell company he helped set up.

The company, however, never carried out any such work at all.

Rising Rents Spur Increase In Expat Moves

Source : The Straits Times, July 26, 2007

MOVING companies which specialise in the relocation of high- and mid-level expatriates are reporting a surge in number of expat families they are helping to move within Singapore.

The majority of these moves are reported to be from upscale districts such as Holland Road, Bukit Timah and Tanglin to cheaper, outlying neighbourhoods.

This downgrading phenomenon started in recent months, they say, as spiralling rents put prime-district living out of reach of some expats.

Rents for apartments in Districts 9, 10 and 11 have skyrocketed by 33 per cent from a year ago on average, according to real estate consultancy Savills.

These three districts refer to areas such as Orchard/Cairnhill, Tanglin/Holland Road and Newton/Bukit Timah respectively.

Since March, moving companies that service the corporate accounts of multinational corporations here have been inundated with expats' requests for local moves.

At least one firm reported volumes doubling from a year ago.

The expats' musical chairs, movers say, occur mostly at the end of the month, which is when residential leases usually end.

Singapore's 'en bloc frenzy' has cut the supply of rental apartments in choice districts and caused the rents of still-available apartments to increase.

'Low vacancy levels coupled with strong demand from overseas staff as well as from tenants and owners displaced from collective sales is expected to translate into rising rents over the short to meidum term,' said Simon Hill, regional director of residential leasing at Savills.

Expatriate FAQ

Q: How do I open a bank account in Singapore?
A: To open an account in Singapore, you will need copies of your passport, employer's letter, and a statement from a bank in your home country. Singapore has extensive facilities of Automated Teller Machines (ATMs) and a cashless payment system called NETS for your paying convenience.

Q: Who is eligible to apply for an Employment Pass?
A: Any foreigner may apply for an Employment Pass to be employed or to do business in Singapore if he/ she fulfill the eligibility criteria. For details please visit the Ministry of Manpower Singapore website (MOM) or the Contact Singapore website.

Q: What must I do if my spouse or child is relocating to Singapore with me?
A: An Employment Pass holder may apply Dependant's Passes for his / her spouse, unmarried or legally adopted children under 21 years of age. For details, please visit the Immigration & Checkpoints Authority of Singapore (ICA)

Q: Who are required to apply for a Professional Visit Pass?
A: For details, please click to see the ICA Website for a list of foreigners who are required to apply for Professional Visit Passes.

Q: I am a professional / specialist. Which Singapore agency should I write to if I wish to seek employment in Singapore?
A: For details, please click to see the Contact Singapore website. You may also get in touch with the Contact Singapore Centres overseas or surf the Economic Development Board of Singapore (EDB) website

Q: What is Central Provident Fund (CPF)?
A: Over the years, CPF has been used to accelerate national growth. To meet the population's needs in housing, healthcare, family protection and investment, several innovative schemes were introduced over the last five decades. For details, please click to see the CPF website.

Q: Do foreigners need to contribute to the CPF?
A: Foreigners will only need to contribute to the CPF after having assumed permanent resident status. For details, please click to see the CPF Board website.

Website Details for various Government Bodies & Depts

1. Contact Singapore Website

2. Immigration & Checkpoints Authority of Singapore (ICA) Website

3. Central Provident Fund (CPF) Board Website

4. Ministry of Manpower Singapore (MOM)

5. Economic Development Board of Singapore (EDB)

Economists Hike S'pore Trend Growth To Near 8%

Source : The Business Times,Wed, Jul 25, 2007

The Singapore economy can grow at a near-8 per cent pace for the next several years, economists believe.

Driven by an influx of foreigners, the economy's underlying growth potential has risen above the long-assumed 4-6 per cent range, they say.

Already, in the last three years, the economy has grown an average 7.8 per cent a year - without stoking inflation, which has averaged just over one per cent a year over the period.

In a recent research report, HSBC economist Robert Prior-Wandesforde said : 'Singapore enjoys by far the best growth-inflation trade-off of any developed country in the world and it is hard to see what will stop this impressive performance from continuing over the foreseeable future. Indeed, it may get even better still.'

He reckons that the economy probably bottomed out in the first quarter of 2007 when it grew 6.4 per cent. 'Either overall policy conditions have been unusually supportive of activity and/or the trend rate of growth is considerably higher than the 4-5 per cent number suggested by the government and others.'

Singapore's medium-term growth potential has long been estimated at, initially 3-5 per cent, later raised to 4-6 per cent, with contributions from labour, capital and productivity.

But recent developments - reinforced by early Q2 growth estimates - suggest a higher trend growth rate. Despite a slump in export and manufacturing growth, the economy has remained buoyant, growing 8.2 per cent in Q2.

Mr Prior-Wandesforde thinks Singapore's new potential trend growth 'may be something in the order of 6.5 per cent', but other economists figure higher.

Says Nanyang Technological University economist Choy Keen Meng: 'My gut feel is that Singapore should be able to grow at a range of 5-7 per cent, rather than 3-5 per cent, in the next five to eight years. Why? Because, barring unforeseen but especially political events that might throw spanners into the works, the rise of China and India will easily add a percentage point or two to GDP growth in Singapore, simply by servicing the needs of these economies.'

Most of the expansion is likely to come from foreign labour growth, he adds. 'The ability to attract foreign investments and an open-door policy on foreign talent will be critical.'

Agreeing, Citigroup economist Chua Hak Bin believes that Singapore's trend growth has probably risen to about 6-8 per cent over the next five years.

'I attribute the large part of the increase in trend growth to the labour component. For a small open economy like Singapore, foreign labour growth is an important driver. A more liberal immigration policy has lifted the potential labour growth component; it's no longer constrained by declining fertility rates and an ageing local population.

'Allowing gaming and lower tax rates have also opened up investment opportunities and raised returns on capital. This has increased investment and capital growth.'

He estimates that labour growth will contribute about 2.5-3.5 percentage points to GDP growth, capital growth about 2-3 points, and total factor productivity (TFP), about 0.5-1.5 points.

TFP can be seen as the qualitative part of economic growth that is not due to sheer increases in labour or capital. It reflects the efficiency with which people and capital are combined to produce output, and is conventionally measured as the residual in economic growth after the contributions of labour and capital are accounted for.

More bullish, PK Basu, Daiwa Institute of Research chief economist for Asia ex-Japan, thinks Singapore's potential growth is currently 7-8 per cent.

'Annual employment growth has averaged 2.8 per cent over the past 10 years, so it is reasonable to assume that the sustainable pace of labour force growth is actually closer to 3 per cent than the long-held figure of 1-2 per cent,' he says. And annual productivity growth across the economy has averaged 4 per cent over the past five years. 'I think this is the new sustainable pace of productivity growth.'

As for TFP, he believes that Singapore's TFP growth is improving as the economy 'now requires substantially less capital (gross domestic investment rates of 22-25 per cent now) to generate the 7.8 per cent annual growth in real GDP we've witnessed over the last three years, and which I expect to be sustained into this year and next'.

And given that external balances around the region are now more stable, it is reasonable to assume that Asia will be less subject to systemic crises in the next 10 years, he adds. Singapore will also be less vulnerable to the global IT cycle now that pharmaceuticals' contribution to manufacturing value-added looks set to exceed electronics' by next year.

'So yes, real GDP growth of near-8 per cent is actually quite sustainable for Singapore now - as evident in the fact that inflation hasn't risen at all during the past three years, even with growth being sustained at that pace,' MrBasu says.

HSBC's Mr Wandesforde says that the higher trend growth probably reflects underlying improvements in the services sector, as well as a rise in the investment share in GDP.

'It seems likely that the corporate sector has now repaired its balance sheet after the Asian crisis and is prepared to start spending in a meaningful and sustained fashion. This is particularly true of the construction sector.'

What Property Prices Mean For Inflation

Source : TODAY,Thursday,July 26, 2007

PAYING more for the same goods and services as compared to a year ago? Be prepared to fork out more in the near future.

After years of benign growth, inflation in Singapore could hit 2 percent next year— a level not seen since 1997.

According to the Monetary Authority of Singapore (MAS), inflation could accelerate to 1 to 2 per cent next year, reflecting higher business costs associated with a growing economy. The economy grew by a “strong 7.3 per cent” in the first half of this year, the MAS said in its annual report released yesterday.

In the first six months of this year, the costs of goods and services — measured by the consumer price index (CPI) — rose an average 0.8 per cent. It could pick up to around 1.5 per cent for the whole year as the impact from the increase in the goods and services tax (GST) and a hot property market — on which the MAS is keeping a close eye — kicks in.

In the last nine years, the CPI has hovered at around 0.5 to 1.7 per cent, falling to the negative territory of minus 0.3 per cent in 1998 and minus 0.4 per cent in 2002.

The highest it has ever been was in 1974, the year oil prices quadrupled, when inflation reached 22.3 per cent.

Mr Song Seng Wun, a regional economist with CIMB-GK Research, said the impact of the 2-percentage-point GST hike and rising rentals would be tempered by Government subsidies, such as the offset measures that kicked in at the same time.

Even so, to the man in the street, the pinch may feel harder than the cold inflation numbers would indicate. “Food prices make up about a quarter of the CPI, and already you’re seeing food portions being reduced because it’s easier to cut quantity than to raise prices,” said Mr Song. “Housing takes up 20 per cent, and transport and communication another 20 per cent, so what is being felt is greater than what is indicated by the CPI.”

The MAS is also keeping a close eye on rising property prices. Its managing director, Mr Heng Swee Keat, said: “The impact of the rise in property prices and CPI — the firstround effect is small. We’ll watch the second round to see if high prices will pass through to inflation as rental costs get passed on into prices of goods and services.”

Given the financial institutions’ “significant” exposure to the property market, the MAS “will continue to monitor the exposure of the financial market to the property sector”, Mr Heng told a press conference.

He added that the MAS does not have any preset trigger point to signal that lending has reached danger levels.

As for economic growth, the agency is keeping to its full-year growth forecast of 5 to 7 per cent for this year.

However, many private-sector economists are looking at 8-per-cent growth, following the betterthan- expected performance so far. The 7.3-percent growth in the first six months was powered by ongoing expansion in the transport, engineering, biomedical, manufacturing and services sectors.

The MAS also reported positive growth in the financial services sector. The total market capitalisation of equities listed in Singapore rose 69 per cent from 2005 to reach $720 billion.

The authority noted that Singapore is now the largest Reit market in Asia ex-Japan, with 16 listed Reits and a market cap of over $27 billion.

The MAS recorded a net profit of $3.85 billion for the financial year ending March 31, against $1.217 billion in the previous year.

As for the Singapore dollar, the MAS is maintaining its policy of allowing a modest and gradual appreciation.

Despite the positive numbers, Mr Heng said that the MAS would continue “to remain vigilant in the face of a number of risks in the global economic and financial environment”.

“These include upside surprises to inflation from higher commodity prices, weaker-than-expected growth in the US following from a more severe unravelling of its sub-prime market and potential heightening of geopolitical tensions around the world,” he said.

MAS Closely Monitoring Property Prices, Inflation To Stay Tame

Source : Channel NewsAsia, 25 July 2007

SINGAPORE : The Monetary Authority of Singapore (MAS) has said it is expecting overall inflation to remain tame this year, but it is nonetheless concerned about the impact of rising property prices.

Giving its annual review on Tuesday, the central bank said it was closely monitoring rising property prices, after inflation hit a one-year high in June.

MAS said it would keep to its policy of allowing a modest and gradual appreciation of the Singapore dollar.

It added that it was keeping to its full year economic growth forecast of 5-7% for 2007.

That's more conservative than the 8% expansion now forecast by most private sector economists, after better-than-expected numbers for the first half.

The Singapore economy grew 7.3% in the first half, powered by ongoing expansion in the transport engineering, biomedical manufacturing and services sectors.

"We could repeat the 7.9% growth that we registered in 2006, based on the healthy data reports for the first two quarters of the year. The construction, services and other manufacturing sectors were holding up. In the second half, the tech sector should be less of a drag," said economist David Cohen at Action Economics.

In its annual review, the MAS reported positive growth in the financial services sector.

The total market capitalisation of equities listed in Singapore rose 69% from 2005 to reach S$720 billion.

MAS also noted that Singapore is now the largest REIT market in Asia ex-Japan, with 16 listed REITS and a market cap of over S$27 billion.

But inflation continues to be a key concern for MAS. It noted that business costs like wages and rentals have risen rapidly recently.

CPI is expected to pick up in the second half, with the GST hike in July and some price increases in food and transport.

The central bank expects CPI for the full year to come in at the upper end of its forecast range of 0.5-1.5%. It foresees inflation creeping up by 1-2% next year.

It is also keeping a close eye on rising property prices.

Heng Swee Keat, MD of MAS, said: "Impact of the rise in property prices and CPI - the first round effect is small. We'll watch the second round, to see if high prices will pass through to inflation as rental costs get passed on into prices of goods and services.

"On the financial stability front, the banking sector's exposure to property and construction sectors, as well as housing loans, is significant."

The central bank is maintaining its policy of allowing a modest and gradual appreciation of the Singapore dollar.

The Singapore dollar is now hovering at 10-year highs against the greenback. - CNA

Trendale Tower Up For En Bloc Sale

Source: TODAY,Thursday,July 26,2007

SAVILLS Singapore is hoping to get at least $180 million, or $2,477 per square foot (psf) per plot ratio, for the collective sale of Trendale Tower, the firm said yesterday.

Its expressions-of-interest exercise closed on June 20, and the property, sitting on 21,709 sq ft of land at 79 Cairnhill Road, is now up for collective sale. The offer closes on Aug 21 at 3pm.

“This redevelopment site will probably appeal to the mid-sized boutique developer, who will probably want a slice of luxury market within the Scotts area. At less than
$200 million, I would say it is fairly affordable,” said the firm’s investment
sales director Steven Ming.

Under the 2003 Master Plan, the land has a 2.8 plot ratio, but Savills expects to get approval for a higher gross floor area of 6,753.2 sq m to be built, meaning the developer may not need to pay additional development charges.

Developers could potentially build 36 2,000-sq-ft apartments, although any project will be subjected to a height restriction of 36 storeys.

The new project, Savills said, could sell for between $3,500 psf and $3,600 psf.

La Casa Executive Condominium

Located at Woodlands Drive 16 & 53 (along Woodlands Avenue 5)

Tenure : 99 yrs Leasehold from September 13, 2004
Total units : 444
T.O.P. Date : Estimated 1st Quarter 2008

Size :
2+1BR 980 sq ft
3BR 1141sq ft
3+1BR 1195 sq ft
4BR 1259 sq ft

Price : From $509/psf
TowerUnit No.TypeSqFtSqMPrice After Discount (Nett)/PSF ($)

Maintenance : $180 / $210

Full condo Facilities :-
Water Feature & Landscaped Gardens
Recreation Pools- Lap Pool; Hydro Therapy Pool; Lounge Pool; Spa Pools (2 nos.); Fun Pool; Lagoon Pool
Barbeque Pits
Tennis Courts
Roof Top Garden Terrance
Picnic Lawn
Outdoor Fitness Corner
Children’s Play Area
Cozy Seating Areas
Sunning Niches Around Pool Area
Kiddy Soccer Corner
Clubhouse- Lounge/Games Area; Gymnasium; Karaoke Room; Steam Room


Tenure : 99yrs wef October 2002
TOP : Dec 2007
Total units : 848units
No. of Blocks : 10
Height : 17th Floor
Developer : Lakeshore Pte Ltd (Far East)

Charming spa village, healthy-living themed condominium with panoramic view of Jurong Lake. Lakeshore is located within the future "Campus Town" of Jurong West with its host of public amenities like activity hubs, light rail system and park connectors.

Apartments comprise a selection of two-bedroom to four-bedroom apartments and marionettes with sizes ranging from 860 sqft to 1,466 sqft. Healthy home features include Aqueous (dispensers that extract fresh water from air vapour), and anti-bacteria cum anti-mould air conditioning systems with fine dust and deodorizing filters.

2+study : 926sf,
3bedroom : 1109 – 1152sf,
3+study : 1173 – 1184sf,
4bedroom : 1464sf,

Maintenance : $135-180/mth

Price :
Tower 2A
#07-16 (947sf, 2 + study) $790K
#09-16 (947sf, 2 + study) $910K

#07-09 (861sf, 2 brms) $740K
#09-09 (861sf, 2 brms) $850K

Tower 2B
#07-24 (1163sf, 3brms) $910k
#09-24 (1163sf, 3brms) $1.04mill.

#06-29 (1227sf, 3brms) $870K
#11-29 (1109sf, 3brms) $980K

*Subject to changes, as markets today changes rapidly

District: 22
Address: 31 Jurong West Street 41 (5mins to Lakeside MRT)

Close to good schools like Rulang Primary School, Nanyang Technological University and the proposed International School. Near to the Jurong Transportation Hub with its host of amenities, shops and eateries. Future developments in Jurong West are a new community hub, a new polyclinic and Jurong Library five times the size of Library@Orchard.


Boon Lay Shopping Centre
221 Boon Lay Place Singapore 640221
How Far? 1.07 km

Taman Jurong Shopping Centre
399 Yung Sheng Road Singapore 610399
How Far? 1.22 km

Jurong Point
1 Jurong West Central 2 Singapore 648886
How Far? 1.84 km


Lakeside (EW26)
201 Boon Lay Way Singapore 649845
How Far? 0.21 km

Chinese Garden (EW25)
151 Boon Lay Way Singapore 609959
How Far? 1.19 km

Boon Lay (EW27)
301 Boon Lay Way Singapore 649846
How Far? 1.97 km


Boon Lay Shopping Centre
221 Boon Lay Place Singapore 640221
How Far? 1.07 km

Taman Jurong Shopping Centre
399 Yung Sheng Road Singapore 610399
How Far? 1.22 km

Jurong Point
1 Jurong West Central 2 Singapore 648886
How Far? 1.84 km


Yuhua Secondary School
35 Jurong West Street 41 Singapore 649406
How far? 0.24 km

Shuqun Primary School
8 Jurong West Street 51 Singapore 649332
How far? 0.27 km

Rulang Primary School
6 Jurong West Street 52 Singapore 649295
How far? 0.42 km

Healthy lifestyle options include swimming, playing tennis, badminton, basketball or beach volleyball. For relaxation and de-stressing, there is a foot reflexology path, Jacuzzis, hot and cold spa pools, a fun pool and playground, and barbecue pavilions.

-Swimming Pool (Lap and fun pools)
-Warm Spa
-Reflective Pool
-Function Area
-Steam Rooms
-Children's Playground
-Tennis Court
-Basketball Play Area
-Badminton Courts

Jardin (French)– Sky Houses with a Garden (Stacked Up Terrace)

Artist Impression of the Entrance & Security Outpost @ Jardin

Location : Jalan Anak Bukit / Dunearn Road
• Former Yeo Hiap Seng Site;
• Infront of Garden Vista-A 99yrs Leasehold currently sells @$1300/psf by the same developer- Far East Organization)
• Within 1km from Methodist Girl’s School & Pei Hwa Presby Pri Sch
• Cold Storage (King Albert Park) & NTUC (Bukit Timah Plaza) just across the street
• Proposed Future Bukit Timah MRT Station @ King Albert Park (Pending)

Developer : Far East Organization

Land Area : 78,000-81000 sqft

Tenure : FreeHold

Expected TOP : 2nd Qtr 2011

Carpark Lots : 145
Car park are located at Basement 1 and Basement 2

Number of units : 140 units (Single Level/Loft units) in a 10 Storeys building with roof terrace facilities @ 11th Flr

With Front Overlooking Gardenvista Pool
• 90 LOFT units of Sky Houses with Pte Lift & Communal Garden at the back (Facing Dunearn Rd)
-1Bdrm 893–963 5 units
-2Bdrm 1,008–1,157 5 units
-2+1Bdrm 1,098–1,270 20 units
-3+1Bdrm 1,646–1,741 30 units
-4+1Bdrm 1,736–1,898 30 units

P.S : For the Sky Houses, each floor will have their own unique themes of Garden

• 50 tower cluster units (Single Level)
-2Bdrm 978-1,113 10 units
-2+1Bdrm 1,112-1,283 30 units
-3Bdrm 1,234-1327 10 units

Facing : NE Facing

Maintenance : $280-300+/-

Facilities (Roof Terrace)
-Swimming Pool
-Aqua Gym
-BBQ Area
-Alfresco Lounge
-BBQ pits
-Elemental Spa
-24 Hours Security

• Private lifts (Only applicable to Sky Houses LOFT units)
• Water feature at entrance

Payment Scheme 5% + 15% (subject to bank loan approval)

Price(Estimated) : From $1,850/psf onwards *

Open For Sale Now :
LOFT Units from $2000/psf
Cluster Units from $1850/psf

* Prices are subject to changes

Orchid Park

Address: 81 - 97 Yishun Street 81 (off Yishun Avenue 1off Yishun Avenue 1)
Type of Development: Condominium
Tenure: 99 Years
District: 27
Year of Completion: 1994
No. of units: 615
Developer: Goodview Properties Pte Ltd (Far East)
Units sizes:
2 bedrooms: 81 - 99 sq m
3 bedrooms: 106 - 116 sq m
Maisonette: 146 - 170 sq m

Located in Yishun Housing Estate, you enjoys a host of amenities like shops, clinics, markets and Northpoint Shopping Centre is just a short drive away. Nearby is also the Orchid Country club and Khatib MRT Station.

Accessible via accessible via the nearby Seletar Expressway (SLE), Central Expressway (CTE) and Tampines Expressway (TPE). Traveling to town takes only about 25 minutes

Map Source :


Yishun Ring Road Block 848 Market
848 Yishun Ring Road Singapore 768688
How Far? 0.28 km

Yishun Ring Road Block 104 Market
104 Yishun Ring Road Singapore 760104
How Far? 2.10 km

Yishun Ring Road Block 105 Food Centre
105 Yishun Ring Road Singapore 760105
How Far? 2.14 km


Khatib MRT Station (NS14)
201 Yishun Avenue 2 Singapore 769092
How Far? 0.48 km

Yishun MRT Station (NS13)
301 Yishun Avenue 2 Singapore 769093
How Far? 1.73 km


930 Yishun Avenue 2 Singapore 769098
How Far? 1.8 km

Sembawang Shopping Centre
604A Sembawang Road Singapore 758460
How Far? 3.3 km

Sun Plaza
30 Sembawang Drive Singapore 757713
How Far? 4.19 km

Vista Point
548 Woodlands Drive 44 Singapore 730548
How Far? 4.95 km


Orchid Park Secondary School
10 Yishun Street 81 Singapore 768454
How Far? 0.42 km

Naval Base Primary School
7 Yishun Avenue 4 Singapore 769028
How Far? 0.52 km

Peiying Primary School
651 Yishun Ring Road Singapore 768687
How Far? 0.65 km

Chung Cheng High School (Yishun)
11 Yishun Street 61 Singapore 768547
How Far? 0.69 km

Naval Base Secondary School
901 Yishun Ring Road Singapore 768689
How Far? 0.73 km

Developer Available Units : Last 3
Good Layout 3+1 Penthouse with size of 1615sqft only asking $850K
Available for immediate occupation

Some of the high floor apartments have beautiful view of the Lower Seletar Reservoir and the Orchid Golf Course.

Hurry Call 94595405 (Richard) for Booking Now

-Swimming Pool
-Wading Pool
-Tennis Court
-Squash Court
-Fitness Track
-Barbeque Area
-Billiard room
-Games room
-Putting Green
-24 hours Security
-Car park


Tenure : 99 years from 12/8/2002 .
Location : Lengkong Empat
TOP Date : Oct 2006
Available : 7 units
Price : $900/psf (3 Bdrm 1087sqft, 1119sqft, 1130sqft)

A traditional home that is a work of art with its luminous floor-to-ceiling glass facade.

Ideally located in the quiet enclave of Lengkok Empat

Swanky apartments, set against beautifully landscaped gardens, enjoy the favoured north-south facing and views of the pool

Ambience of recreation and relaxation is accentuated by the numerous facilities including jacuzzi, aquachair, bubbling pool, lap pool and fun pool, barbeque pits, foot reflexology path, fitness corner and playground

Amenities are abound in Astor's neighbourhood at Kembangan Plaza, Siglap Centre, hip eateries at Upper East Coast Road

Close proximity to popular schools like Tao Nan Primary School and CHIJ Katong Primary School