Wednesday, July 16, 2008

Heartland To Hotspots In Under An Hour

Source : TODAY, Wednesday, July 16, 2008

Hillview and Bukit Timah areas to get rail link to town

FROM the heartland of Bukit Panjang to the bustle of Marina Bay in 45 minutes. In 2015, that will become a reality for residents in north-western Singapore, when the Downtown Line Two (DTL2) is up and running.



















Scything through the Bukit Timah and :Upper Bukit Timah areas, it will mean an extra means of transport for students of the many schools in the area, such as Hwa Chong Institution and Raffles Girls’ Primary School. Consisting of 12 stations and stretching 16.6km, the new rail line will “enhance accessibility ... into corridors currently not served by rail”, said Mr Yam Ah Mee, chief executive of the Land Transport Authority (LTA), yesterday as he announced the locations of the DTL2 stations.

“While neighbouring estates, such as Bukit Batok and Clementi have been enjoying the benefits of the rail system, residents along the Bukit Timah corridor have mainly been served by our bus network,” said Mr Yam.

This will soon change, with construction of DTL2 due to start in the middle of next year. The LTA had announced last April that the DTL would be built in three stages: DTL1, due for completion in 2013, will run from Bugis to Chinatown. DTL3 is scheduled for 2016 and will run from Chinatown to Expo. The DTL is expected to cost $12 billion to build and have a daily ridership of half a million.

Three stations on DTL2 will be interchanges — Botanic Gardens, Newton and Little India — which will connect commuters to the Circle Line, the North South Line and the North East Line, respectively.

DTL2 will link north-western Singapore directly to the Marina Bay area, including the integrated resort. It will result in “significant time savings” — for example, the current one-hour journey from Bukit Panjang to the city centre will be cut to 40 minutes.

DTL2’s land acquisition will also be minimal, confined to a vacant two-storey building on Halifax Road and two narrow strips at Upper Bukit Timah Road.

Schools near future DTL2 stations welcomed the news. With a station to be built right on Hwa Chong Institution’s doorstep, students, parents and staff “will enjoy even greater convenience and comfort, travelling to school”, said its principal and chief executive officer Ang Wee Hiong.

Boys’ Town in Upper Bukit Timah, which has about 1,600 children under its wing, will also benefit greatly, said its director-general Irene Loi. “A very high percentage of our kids take public transport, or the school bus. This will help not only the kids; it will also help bring in more people from around the island to work for us,” said Mrs Loi.

Real estate agency ERA Singapore’s assistant vice-president Eugene Lim said the announcement of DTL2 sites would cause “initial euphoria” in residents living close by, and some sellers would “take the opportunity to raise the asking price” of their properties.

“It will make condominiums more marketable, and properties around the schools could see even more enhanced value,” Mr Lim said.

Meanwhile, work on the Circle Line’s five stages is progressing well, said Transport Minister Raymond Lim yesterday when he toured the new Esplanade station. He said around 90 per cent of the Circle Line’s tunnels are complete, and plans are on-track to open Stage 3 of the line in the middle of next year.

12 MRT Stations For Bukit Timah By 2015

Source : The Straits Times, July 16, 2008

180,000 rides expected on the underground line

A DOZEN new MRT stations will come up in the Bukit Timah area as part of Stage 2 of the Downtown Line.

They will serve several schools such as Singapore Chinese Girls' School, National Junior College, Hwa Chong Institution, Nanyang Girls' High, Raffles Girls' Primary, and Assumption English School.



















This phase, to be completed by 2015, will give Bukit Timah residents access to trains for the first time. They are now served only by buses.

The stations will also serve the Toh Yi and Bukit Panjang Housing Board estates, and take commuters to shopping malls such as Serene Centre, Beauty World and Ten Mile Junction.

The Downtown Line is being built in three stages and will have 40 stations, with trains running from the north-western and eastern areas of Singapore to the Central Business District and Marina Bay.

Stage 2 will intersect other MRT lines at Little India, Newton and the Botanic Gardens.

Details of this phase were announced yesterday. This section spans 16.6km, from Rochor in the south to Bukit Panjang in the north.

Taking the train is expected to shave travelling time from Bukit Panjang to Marina Bay by almost half an hour.

Major construction on the line is expected to start in the middle of next year, and the Land Transport Authority (LTA) said very little land acquisition will be needed.

LTA deputy chief executive Lim Bok Ngam said builders will face new challenges.

For one thing, the area's rocky soil, unlike the marine clay encountered in most previous lines, is hard, so tunnel boring will be slower.

The all-underground line will also go under the Rochor Canal, which will have to be diverted during construction.

The line is expected to be well used, said LTA chief executive Yam Ah Mee. He expects it to account for 180,000 rides a day - more than a third of the $12billion Downtown Line's anticipated total ridership of 500,000.

Besides giving Bukit Timah residents quicker access to the city, the line will bring another benefit: The values of their properties are expected to rise.

Jones Lang LaSalle's head of research (South-east Asia) Chua Yang Liang said: 'Typically, properties within walking distance of MRT stations would see an enhancement in value.'

But Mr Nicholas Mak, director of research and consultancy at Knight Frank, said the completion date is a long way off. In that time, 'the economy and financial market will have a stronger effect on property prices'.

Stage 1 of the Downtown Line is a 4.3km stretch with six stations. It will be completed in 2013. Stage 3, spanning 19.1km with 15 stops, will be ready by 2016.

When the line is completed, a commuter can travel from Bukit Panjang to Tampines in 65 minutes.

Route, Stations For Downtown Line 2 Unveiled

Source : The Business Times, July 16, 2008

RESIDENTS in north-western Singapore now have an idea of how the Downtown Line 2 (DTL2) will run through their part of the island after its rail alignment and station locations were announced yesterday.

The 16.6km second stage of the Downtown Line will provide rail access to the Bukit Timah Corridor.

















It comprises one depot and 12 stations, including three interchange stations at Little India, Newton and the Botanic Gardens linking to the North-east Line (NEL), North-south Line (NSL) and Circle Line (CCL) respectively.

The update on DTL2 was given by Minister of Transport Raymond Lim during a site visit to the Circle Line's Esplanade Station yesterday.

According to the Land Transport Authority, DTL2 will offer many connectivity benefits when it is completed in 2015.

One of them is the significant time savings for commuters, said LTA chief executive Yam Ah Mee. 'For example, the current one-hour journey from Bukit Panjang to the city centre will be reduced by a third to approximately 40 minutes,' he said, adding that accessibility to other parts of Singapore will also be improved as commuters can transfer to other MRT lines at the three DTL2 interchange stations. In addition, DTL2 will link them directly to the commercial, residential and entertainment developments in the Marina Bay area.

'DTL2 will support the growth of these new developments, and more importantly, make public transport a more viable commuting choice,' said Mr Yam.

LTA said that land acquisitions for DTL2 will be minimal and limited to a two-storey building at Halifax Road and two strips of land at Upper Bukit Timah Road. The land to be acquired was gazetted yesterday by the Singapore Land Authority (SLA).

The government announced its decision to build the $12 billion DTL in three stages on April 27 last year. Since then, LTA has called the tender for the civil construction of DTL1.

大众私宅楼盘 销售表现参差不齐

Source :《联合早报》July 15, 2008

大众私宅新楼盘上个周末迎来看屋人潮,但销售表现参差不齐,有些新楼盘跑得很快,一些则表现有欠理想。

城市发展(CDL)在两个星期前推出位于白沙的莉雅苑(Livia)供公众认购。在第一个星期卖出了160个单位,刚过去的周末也卖出了约100个单位,将销售总数推高到约256个(在已推出的320个单位中占了80%),销售表现算得上强劲。

Kovan Residences上周末吸引了超过1000人前往看屋,迄今已卖出超过100个单位,包括一些顶层豪宅。(谢光凭摄)

这个靠近巴西立地铁站的项目,属于99年地契,是一个拥有724个单位的霸型共管公寓项目。因此,目前为止所售出的单位相等于单位总数的35%。在刚推出时,平均尺价是每平方英尺650元。

城市发展发言人透露,在上个周末推出时,售价稍微提高了1至3%,取决于单位的面积和面向而定。城市发展目前也还在筹备接下来要推出的The Arte @ Thomson,以及升涛湾的项目。

另一方面,Kovan Residences的主要发展商胜捷集团(Centurion Group)的发言人指出,在刚过去的周末,集团正式向公众推出这个私宅项目,吸引了超过1000人前往看屋,迄今已卖出超过100个单位(周末卖出约20个单位),包括一些顶层豪宅。

据一名市场人士透露,这个项目的平均尺价虽介于每平方英尺870至900元,但一些楼层较低的较小单位,每平方英尺的尺价可从700多元开始。

这似乎显示一些发展商已开始“暗中”放软身段。

亚洲第一栋在单位内设有停车位的高档豪华公寓“Hamilton Scotts”,虽然是通过私下预售的方式出售,并开出每平方英尺平均3800元的要价,但根据市场人士透露,在56个单位中,已有6个单位售出,价格介于每平方英尺3000至4100元。另外还有5个单位获得预订。

另外一个中高档项目,即协和(Hiap Hoe)在周末推出第十邮区鲁易士路的永久地契私宅Signature At Lewis(莱佛士城市俱乐部对面),起始要价是每平方英尺1670元,虽然有约200人前往看屋,但目前尚未售出任何单位。然而,项目在推出前已有三个单位被预订,但价格不详。  

据了解,科威特金融屋(Kuwait Finance House)不久前也以较低的价格(每平方英尺2800元),向国浩(Guocoland)买下36个优景苑(Goodwood Residence)共管公寓单位。科威特金融屋较早前原本是要以平均每平方英尺3200元,买下优景苑97个单位,但却没有在最后限期之前行使认购权。

一些中低档项目 销售持续上升

另一方面,一些推出已有一阵子的中低档次项目,销售数字则还在上升中。  

其中,和美投资以每平方英尺970元来推出达高轩(Dakota Residences)单位,目前已卖出大约170个单位(上个周末卖出了十个单位)。

碧山共管公寓——Clover by the Park,虽然已没有刚推出时那么旺热,但上个星期也取得不错的销售成绩,发展商森联集团发言人指出,目前这个以每平方英尺平均750元推出的项目,上个周末卖出了19个单位,将销售总数提高到273个单位。

森联另一个较小的项目——The Amery在周末卖了一个单位,目前已卖出39个单位中的32个,占了82%。这个位于直落古楼的小型公寓的每平方英尺推出价格平均为860元。

越南经济欠佳 吉宝置业项目“料暂不受影响”

Source :《联合早报》July 15, 2008

吉宝置业(Keppel Land)向投资者表示,越南的经济窘境短期内相信不会对集团在当地的项目有显著影响。

在越南面对通货膨胀急速上升、货币贬值以及贸易逆差不断扩大的三方打击之际,不少分析师指出,越南房地产市场暗流汹涌,认为吉宝置业在当地的业务会将影响集团整体盈利,纷纷降低该股的目标价。

吉宝置业股价自去年2月达到9.60元的高峰后已下滑了约50%,昨天闭市报4.71元,下跌0.13元或2.7%。

吉宝置业有信心将位于胡志明市的The Estella,大部分的单位在今年底之前售出。

目前在越南发展九个住宅和城镇项目的吉宝置业,昨天向新交所提呈有关其越南项目的最新投资者报告。

吉宝置业在报告中指出,这些项目都是与越南高信誉的合作伙伴进行,协议的结构把所须的现金减少至最低。此外,这些策略合作伙伴是供应商或建筑商,而项目规模非常大,能确保建筑材料价格具竞争力,建筑成本相信能够获得控制。

售屋与租金 都以美元计算

至于越南盾持续贬值,集团表示,所有项目和资产的售价和征收的租金都以美元来计算。  

吉宝置业发言人受本报询问时举例,集团持有主要股权的西贡中心(Saigon Centre),租金是以美元计算,该商业大楼目前的租用率是100%,签署的租期为期至少两年。至于今年三月推出的位于越南胡志明市的The Estella项目,650个单位当中,至今已有228个单位已签署购买协议,取得20%定金,平均售价为每平方公尺2200美元。

有分析师指出,The Estella的售价比去年底预期来得低30%,而由于买家只是支付象征性的定金以取得优先购买权,发展商过去宣扬的热烈反应可能最后无法兑现。

对此,发言人表示,当地市场的私宅需求依然稳健,日后还将获得崛起的中层阶级以及外籍人士支撑,集团有信心将The Estella大部分的单位在今年底之前售出。此外,The Estella的售价是集团所预期的,集团从中还是能够赚钱可观的盈利。

越南政府计划从明年1月起开放房地产市场,允许一些外籍人士购买50年地契的私宅,预计将有2万1000名外籍人士能受惠。

发言人也说:“吉宝置业希望在越南长远发展,设定的价格是合理的,不会轻易变动。何况,吉宝置业目前在越南发展的地段都是在去年,当地房地产市场达到顶峰之前买下的。”

上个星期,本地另一上市房地产公司国浩置地(GuocoLand)表示,今年2月在越南签署的一份购买胡志明市第二区一幅约5.3公顷的地皮的有条件合资协议,因为在限期内没有执行而作废。市场人士相信,这可能同越南目前的高利率、通货膨胀居高不下,市场情况转淡有关。

截至2008财年第一季,包括在当地的办公楼商业和服务公寓项目,吉宝置业在越南的资产总值为3亿6000万新元,占集团总资产的6.5%,对集团税后归属股东净利的贡献为4.1%。