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View Full Version : Land parcel at Yishun Ave 9/ Yishun Ring Rd mixed development



Pro888
24-01-13, 12:56
Tender has just closed.

Result will be out in few hours time.

What will the response be after the latest round of cooling measures?:beats-me-man:

Shanhz
24-01-13, 13:00
Tender has just closed.

Result will be out in few hours time.

What will the response be after the latest round of cooling measures?:beats-me-man:

this is a good plot of land in a developed area. pricing shld be good.

p3nboy
24-01-13, 13:38
what is the mkt expectation?

p3nboy
24-01-13, 13:52
please, no Cina developer:tsk-tsk:

Pro888
24-01-13, 16:39
Here are the 13 bidders.

1
CEL Property Pte Ltd
$212,100,000

2
Boo Han Holdings Pte. Ltd. And Far East Orchard Limited
$193,777,000

3
Ho Lee Group / Evia Real Estate (3) Pte Ltd / CNH Investment Pte Ltd
$182,600,000

4
Cerapure Pte Ltd
$167,124,000

5
Verwood Holdings Pte. Ltd. And Intrepid Investments Pte Ltd
$163,000,000

6
Guthrie (Nov) Pte Ltd and Santarli Venture Pte Ltd
$161,800,000

7
Sim Lian (Focus) Pte Ltd & Sim Lian (Brilliant) Pte Ltd
$161,000,000

8
Master Contract Services Pte Ltd and Keong Hong Construction Pte Ltd and Asia Development Pte Ltd
$155,520,000

9
Mezzo Development Pte Ltd
$151,800,000

10
FCL Place Pte. Ltd.
$133,080,000

11
Changi Properties Pte. Ltd.
$124,500,000

12
RP North Pte. Ltd.
$121,800,000

13
Creative Investments Pte Ltd
$55,538,888

Pro888
24-01-13, 16:53
If i am not wrong, translate to $794 psf land price.

myfirstpc
24-01-13, 16:58
If i am not wrong, translate to $794 psf land price.

Looks like gunning to a new high in this area when the units are finally launched.

Pro888
24-01-13, 17:04
Looks like gunning to a new high in this area when the units are finally launched.

Much higher than what i had expected and also that was before CM. :scared-1:

dtrax
24-01-13, 17:13
oh no wonder... by Chip Eng Seng developer of Alexandra Central. Stocks upz, Alexandra development so hottish.. no wonder they bullish to the max

Pro888
24-01-13, 17:25
oh no wonder... by Chip Eng Seng developer of Alexandra Central. Stocks upz, Alexandra development so hottish.. no wonder they bullish to the max

The Board of Directors of Chip Eng Seng Corporation Ltd (the “Company”) is pleased to
announce that the Company’s wholly-owned subsidiary, CEL Property Pte Ltd (“CELP”) has
emerged as the top bidder of the land parcel at Yishun Ring Road / Yishun Avenue 9 (the “Site”)
for mixed commercial & residential development. The tender price for the Site is S$
212,100,000 or S$8,551 per square meter (“sqm”) per plot ratio.
The Site has a land area of 8,858.3 sqm and tenure of 99 years. It has an allowable gross plot
ratio of 2.8 and a maximum permissible gross floor area of 24,803.24 sqm (“GFA”). The
proposed development will comprise condominium units ranging from studio apartments to 4
bedroom apartments and 2 to 3 levels retail podium (the “Proposed Development”).

dtrax
24-01-13, 17:27
oh wdf.. no 1.5k psf no talk here we comeeeee..

timmy
24-01-13, 18:31
oh wdf.. no 1.5k psf no talk here we comeeeee..

This is madness. CM8 coming soon :doh:

hyenergix
24-01-13, 18:34
Many developers bid v high. They r quite confident even after CM7... 7 mil helps...

henryhk
24-01-13, 18:57
Is tis piece of land beside mrt station?

azeoprop
24-01-13, 19:00
Not near mrt, ulu place surrounded by new bto and old hdb.... more like becoming a neighborhood center. :beats-me-man:

timmy
24-01-13, 19:05
Not near mrt, ulu place surrounded by new bto and old hdb.... more like becoming a neighborhood center. :beats-me-man:

So high land price is more due to the retail component? That is still quite a draw I suppose, for condo purchasers.

Congress
24-01-13, 19:09
oh wdf.. no 1.5k psf no talk here we comeeeee..
1.5k psf at yishun:scared-1:

Allthepies
24-01-13, 19:22
Commercial can easily sell for >2000psf

Huat ah

p3nboy
24-01-13, 19:57
Yishun central will be $1000psf Liao. :D

Kanarazu
24-01-13, 20:07
1.5k psf at yishun:scared-1:

Maybe like promenade@pelikat, the commercial unit price will subsidize the residential units to make them more affordable.

myfirstpc
24-01-13, 21:53
Next, Yishun Central $1800psf. Existing bus interchange for mix development, 800+ units in the pipeline. Yishun MRT will need additional tracks ! As of now during peak hours, jammed packed, escalators not adequate, underground pass un-walkable, etc Quality of Life rather Comfort will drop when those developments are up.

kane
24-01-13, 22:59
CEL on a roll man.

solsys
25-01-13, 01:31
*speechless at the bid price* :scared-3:

p3nboy
25-01-13, 07:12
Next, Yishun Central $1800psf. Existing bus interchange for mix development, 800+ units in the pipeline. Yishun MRT will need additional tracks ! As of now during peak hours, jammed packed, escalators not adequate, underground pass un-walkable, etc Quality of Life rather Comfort will drop when those developments are up.

post here useless, tell your MP.

Shanhz
25-01-13, 07:24
Not near mrt, ulu place surrounded by new bto and old hdb.... more like becoming a neighborhood center. :beats-me-man:

not near mrt, but about 400m walk. so considered a neighbourhood centre, but one that is not far from mrt. 400m is walkable dist, about 10min.

good area becoz area is very well developed. typical matured estate support. ah nan lives (oops... lived) just opposite this place.

Allthepies
25-01-13, 07:47
not near mrt, but about 400m walk. so considered a neighbourhood centre, but one that is not far from mrt. 400m is walkable dist, about 10min.

good area becoz area is very well developed. typical matured estate support. ah nan lives (oops... lived) just opposite this place.

no wonder the stock cheong :cheers1:

p3nboy
25-01-13, 08:10
yishun HDB will cheong ah....:D

Shanhz
25-01-13, 08:14
yishun HDB will cheong ah....:D

good ah!!! my hdb rental will huat ah!!! no CM please. :banghead: :banghead: :banghead: :banghead:

Nman
25-01-13, 08:20
walk short cut, cut through from block 309, cross Av9 , min walking distance to Mrt station about 800meter(11min) counted by endomondo.
estimated 160unit, small project.

Nman
25-01-13, 08:23
walk short cut, cut through from block 309, cross Av9 , min walking distance to Mrt station about 800meter(11min) counted by endomondo.
estimated 160unit, small project.

794psf mean Yishun Land got value:cheers4:, Yishun Huat Ah!!!

p3nboy
25-01-13, 08:28
HDB price in Yishun is the LOWEST in Singapore!!!

Shanhz
25-01-13, 08:30
walk short cut, cut through from block 309, cross Av9 , min walking distance to Mrt station about 800meter(11min) counted by endomondo.
estimated 160unit, small project.

yah, just checked google earth, 800m is about right. coz propertyguru says 300-400m.. hahaha... it is walkable dist. becoz i used to walk everyday. :D

Shanhz
25-01-13, 08:32
HDB price in Yishun is the LOWEST in Singapore!!!

yes that is true. it's becoz it is the probably the only estate in sgp that has got near ZERO new hdb until very recently.

p3nboy
25-01-13, 08:36
yes that is true. it's becoz it is the probably the only estate in sgp that has got near ZERO new hdb until very recently.

which also mean that the upside is higher....better buy before the June tender.

bargain hunter
25-01-13, 08:45
Said Chip Eng Seng's spokesman: "Hopefully, we will be able to sell the residential units at below $1,000 psf on average, assuming current market conditions prevail."

In crafting its bid, the group was "of course more sensitive about residential selling prices (following the recent cooling measures)", he added.

Shanhz
25-01-13, 08:48
Said Chip Eng Seng's spokesman: "Hopefully, we will be able to sell the residential units at below $1,000 psf on average, assuming current market conditions prevail."

In crafting its bid, the group was "of course more sensitive about residential selling prices (following the recent cooling measures)", he added.

not possible at all right? even if cross subsidise residential/commercial. :doh:

anyway he said "on average".. we all know how it works.

Pro888
25-01-13, 09:10
not possible at all right? even if cross subsidise residential/commercial. :doh:

anyway he said "on average".. we all know how it works.

"Hopefully" only, then i would add "but"....blah bah blah. Proximity to mrt and commercial below, very unlikely to price below $1k. Otherwise commercial units will be :scared-1: also unlikely. Knowingly Yishun hub land sales in few months time.

They just dun want to create another stir, otherwise very soon, another CM will come. See what happen to wheelock @amk. With close to $800psf land price (very close to Sim Lian Bukit Panjang site of $807psf), why you think ?

p3nboy
25-01-13, 12:45
Said Chip Eng Seng's spokesman: "Hopefully, we will be able to sell the residential units at below $1,000 psf on average, assuming current market conditions prevail."

In crafting its bid, the group was "of course more sensitive about residential selling prices (following the recent cooling measures)", he added.

In Singapore, you should only trust Yusof Bin Ishak.

mantrix
25-01-13, 12:52
Said Chip Eng Seng's spokesman: "Hopefully, we will be able to sell the residential units at below $1,000 psf on average, assuming current market conditions prevail."

In crafting its bid, the group was "of course more sensitive about residential selling prices (following the recent cooling measures)", he added.

Possible...for those lousy facing low floor units with big PES.

So advertisement will be 'From 9xx psf!!!'

Pro888
25-01-13, 14:52
Possible...for those lousy facing low floor units with big PES.

So advertisement will be 'From 9xx psf!!!'

Now, very unlikely to have big PES. Furthermore, it is not a big project with only abt 160 units est. Surely will hit to the max. Might introduce 200 units with many mm size 2/ 3 bedrm. Whether to have 2 or 3 levels of commercial space (subjected to given guidelines) with consideration also to competition from Yishun hub. AMSL is also another factor. Residential part starting from normal flr height 4,5 or 6 depending on above statement.

jacelynchia
25-01-13, 17:49
Said Chip Eng Seng's spokesman: "Hopefully, we will be able to sell the residential units at below $1,000 psf on average, assuming current market conditions prevail."

In crafting its bid, the group was "of course more sensitive about residential selling prices (following the recent cooling measures)", he added.


bargain hunter, is 1000 psf a steal? :D

This is insane, below $1000, 999psf?
Sure sell like hot cakes but with lousy maple syrup!
Don't spoil market at yishun!

Developer must be giving lowest psf for worst units....can earn more you don't want?!?!?!

Pro888
26-01-13, 18:50
bargain hunter, is 1000 psf a steal? :D

This is insane, below $1000, 999psf?
Sure sell like hot cakes but with lousy maple syrup!
Don't spoil market at yishun!

Developer must be giving lowest psf for worst units....can earn more you don't want?!?!?!


Another quoted $1300- $1350 psf which is more realistic.

Land price almost $800psf, selling at $900 psf ??? Using the commercial margin to cover the residential portion??? Proximity to Yishun ctrl , mrt, commercial itself, shops etc. A listed company & answerable to shareholders.

hyenergix
26-01-13, 19:02
bargain hunter, is 1000 psf a steal? :D

This is insane, below $1000, 999psf?
Sure sell like hot cakes but with lousy maple syrup!
Don't spoil market at yishun!

Developer must be giving lowest psf for worst units....can earn more you don't want?!?!?!

Developer is likely to use cheaper materials to reduce psf.

kane
26-01-13, 23:06
unthinkable how they can sell below $1000psf unless they were solely referring ground floor units and penthouse units. and with the new ruling on PES, I doubt that could be achieved when they have bid so high for the land. unless they miscaluclated on their bid. lol.

Pro888
27-01-13, 09:52
Developer is likely to use cheaper materials to reduce psf.

Unlikely for a listed firm. Moreover, how much can they reduce? The cost is there.

Komo
27-01-13, 12:41
for one thing this part of the region is mass market. not likely to be positioned as high end:D

myfirstpc
27-01-13, 21:35
for one thing this part of the region is mass market. not likely to be positioned as high end:D

Like Pro888 says (in another thread), a mega project in Yishun Central. The GLS is just around the corner.

NO_7
28-01-13, 11:44
Far East paid $752ppr for WaterTown, residences unit priced $960psf onwards but overall average psf cost about $1200psf.

chiaseed
30-01-13, 10:46
At this bid price, this Yishun land parcel is more expensive than the recently ended bid of $651 psf in Jurong West. Hmm... Comparing Yishun and Jurong, probably the latter would have more upside potential provided if the developer does not overprice during launch.

Pro888
30-01-13, 11:25
At this bid price, this Yishun land parcel is more expensive than the recently ended bid of $651 psf in Jurong West. Hmm... Comparing Yishun and Jurong, probably the latter would have more upside potential provided if the developer does not overprice during launch.

Not apple to apple comparison. One mixed and the other purely residential. Using Bukit panjang site will be a better choice, but i feel the chip eng seng is optimistic as this site is not at mrt station & it is 1st site after CM.

chiaseed
30-01-13, 11:35
May I know what was Bukit Panjang's price? TIA.

Pro888
30-01-13, 11:41
May I know what was Bukit Panjang's price? TIA.

$807psf ppr whereas yishun at $794.

Pro888
01-02-13, 10:53
They can market North Coast Innovation Corridor & Seletar Regional ctr for this project liao.

propertychap
01-02-13, 17:22
How much was the land price for Bedok residences?
Can use that to benchmark?

Pro888
01-02-13, 22:18
How much was the land price for Bedok residences?
Can use that to benchmark?

Marketing will be made much easier for Chip Eng Seng after govt nice nice detail presentation on the commercial belt to be announced in masterplan 2H2013.

falc
01-02-13, 22:35
I wonder what kind of shops will want to pay the high rent there. The area is quite well served by your neighbourhood shops already. There's even NTUC and 2 Macdonalds nearby. Would Courts/WOS camp there? I doubt so, they would rather go to yishun central. So what kind of commercial retails would they attract?

:beats-me-man:

Pro888
01-02-13, 22:55
I wonder what kind of shops will want to pay the high rent there. The area is quite well served by your neighbourhood shops already. There's even NTUC and 2 Macdonalds nearby. Would Courts/WOS camp there? I doubt so, they would rather go to yishun central. So what kind of commercial retails would they attract?

:beats-me-man:

Any similarity to Bedok Point??

Many new BTOs coming up near to it. Will draw residents away from shops along Ring Rd & Neigbourhood 2 ctr.

falc
01-02-13, 23:04
Agreed on the point of more residents from BTO. It is also the nearest condo to Yishun MRT station.

On Bedok Pt, that one by Fraser grp and it's located at Bedok town centre. Somewhat different?

Pro888
01-02-13, 23:20
Don't be surprise that the current NTUC supermarket will more to a bigger location here. More eateries & restaurants for workers in the industrial in the day
and for residents in the evening.

solsys
02-02-13, 02:27
I wonder what kind of shops will want to pay the high rent there. The area is quite well served by your neighbourhood shops already. There's even NTUC and 2 Macdonalds nearby. Would Courts/WOS camp there? I doubt so, they would rather go to yishun central. So what kind of commercial retails would they attract?

:beats-me-man:

Daiso is likely....

NorthernStar
02-02-13, 09:36
Open all the eatery and restaurants with few shops for clinic, beauty salon, pet shop, ntuc. The coming large population from bto will support the shops there.

falc
02-02-13, 12:58
They will have to be prepared to compete with tonnes of such shops existing in the area lol

NorthernStar
02-02-13, 16:03
Look at bedok point for example. Many hawker centers surrounding it but the restaurants inside still doing well if their food is good n not over priced.

Consumers nowadays also want better dining environment.

Komo
03-02-13, 09:02
with almost another 2 million population to spread around the few suburban area, don't think need to worry about these food business. also, yishun hdb is cheap and can be fully paid very quickly. Lots of money to spend on fine dining:D

phantom_opera
03-02-13, 09:20
Fully paid off hdb loan quickly ? ...mm will say: Are u daft?

Shanhz
03-02-13, 10:58
Any similarity to Bedok Point??

Many new BTOs coming up near to it. Will draw residents away from shops along Ring Rd & Neigbourhood 2 ctr.

not forgetting there are many light industrial building within walking dist near ave 9.

Shanhz
03-02-13, 10:59
Fully paid off hdb loan quickly ? ...mm will say: Are u daft?

MM say dun sell mah. he got say dun pay off early meh? yishun hdb really very cheap... i pay off in abt 6-7 yrs

jaspersky
17-02-13, 17:17
Open all the eatery and restaurants with few shops for clinic, beauty salon, pet shop, ntuc. The coming large population from bto will support the shops there.

Raise both my hands and legs to fully agreed.

jaspersky
04-03-13, 19:38
Is it next to the empty land adjacent to multipurpose court next to Greenwalk? The area so small yet still build mixed residential commerical

aang1971
04-03-13, 22:43
Thought this is cancelled?

Shanhz
05-03-13, 07:45
Is it next to the empty land adjacent to multipurpose court next to Greenwalk? The area so small yet still build mixed residential commerical

it is the multipurpose court itself. that whole plot there facing the temple.

Pro888
03-06-13, 17:21
I think they are constructing the sf at Yishun ctrl about 150m fm Golden V. Most likely launching in Q3. This will temporary set the new high for north. :D

jaspersky
04-06-13, 10:04
I think they are constructing the sf at Yishun ctrl about 150m fm Golden V. Most likely launching in Q3. This will temporary set the new high for north. :D

Ya, saw the hoarding

jaspersky
04-06-13, 13:45
sf =? showflat?

Pro888
05-06-13, 00:10
sf =? showflat?

:D what else?

Will be hot.

jaspersky
05-06-13, 21:16
Any idea when will the announcement be made ?

Pro888
05-06-13, 21:40
Any idea when will the announcement be made ?

Late Q3 or early Q4 :D

Pro888
06-06-13, 21:59
Updated today

A mixed development comprising of a 2-storey retail podium, 2 blocks of 11-storey residential towers and 6 townhouses, with condominium facilities. This mixed development will certainly inject vibrancy to the retail landscape and add variety in your choice of home in Yishun.

falc
08-06-13, 11:54
interesting how they fit townhouses into that small land.

jaspersky
17-06-13, 13:18
wah piang oei, so miserably small, hoarding not even cover the multi-purpose court. I post the photo when I reach home.

jaspersky
17-06-13, 17:03
wah piang oei, so miserably small, hoarding not even cover the multi-purpose court. I post the photo when I reach home.

image uploaded

NorthernStar
17-06-13, 18:22
wah piang oei, so miserably small, hoarding not even cover the multi-purpose court. I post the photo when I reach home.

the land sale did include the multi-purpose court.. but don't know why developer only partially fence-up the area.

jaspersky
22-06-13, 21:58
Attach with photo showing the hoarding at the boundary multi-purpose court?

Shanhz
06-07-13, 16:04
the land sale did include the multi-purpose court.. but don't know why developer only partially fence-up the area.

they are kind enuff to let us use the court for a longer time?

anyway the signboard is really huge!

Pro888
15-07-13, 14:53
Launching soon. sf half completed.

Pro888
17-08-13, 10:36
On the opposite end, the most expensive launches are scheduled to launch at New Upper Changi Road, Yishun Ring Road and Ang Mo Kio Avenue 2, all of which are expected to cost more than $1,400 psf. These developments are in sync with the trend of recent suburban launches that hit above the $1,200 psf on average, some of which include the J Gateway in Jurong which launched at a median price of $1,486 psf and Urban Vista that was launched at a median price of $1,503 psf.

Ai lai liao. $1400psf @ yishun overtaking Skies. :D

Allthepies
17-08-13, 10:45
Ai lai liao. $1400psf @ yishun overtaking Skies. :D

Wow fantastic. Everybody with property going to huat:D :D

Kanarazu
17-08-13, 11:39
Ai lai liao. $1400psf @ yishun overtaking Skies. :D

Is $1400psf for ave 9 or central?

Pro888
17-08-13, 11:44
Is $1400psf for ave 9 or central?

It is ave 9.

The central one still very early. Tender not closed yet. Temp bus interchange not built yet. :D

jacelynchia
17-08-13, 18:51
It is ave 9.

The central one still very early. Tender not closed yet. Temp bus interchange not built yet. :D

Thank you for the constant updating.:)
Which mrt is this site nearest to?

Pro888
17-08-13, 19:56
Thank you for the constant updating.:)
Which mrt is this site nearest to?

No prob.

It is Yishun 2 bus-stops away. Quite similar concept & size compare to Yew Tee point but this one with 6 townhouses.

jaspersky
28-08-13, 18:05
The empty plot behind khartib mrt is for sep bto

KRISH
29-08-13, 12:20
The empty plot behind khartib mrt is for sep bto

this place location will be so HOT!!!

Pro888
11-09-13, 17:58
This will be launched as Nine Residences / Junction 9 end of the month.

What will the pricing be after record bid @ ctrl ?

Land price for this @ $794 psf ppr.

Hillion Res land price @ $804 psf ppr.

Nman
12-09-13, 13:49
This will be launched as Nine Residences / Junction 9 end of the month.

What will the pricing be after record bid @ ctrl ?

Land price for this @ $794 psf ppr.

Hillion Res land price @ $804 psf ppr.


Hilion nearest to MRt