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Thread: Esta Ruby, Freehold, 19 Levels

  1. #1
    Ordinary
    Join Date
    Apr 2008
    Posts
    91

    Default Esta Ruby, Freehold, 19 Levels

    Esta Ruby
    ............
    Facilities
    • Landscape Garden
    • BBQ Area
    • Reflective Pool
    • Bicycle Stand
    • Swimming Lap Pool @ Roof
    • Children's Playground
    • Outdoor Fitness Station
    • Suntanning Area
    • Shopfronts 1F
    Amenities
    • Freehold
    • Foreigners Eligible
    • No Capital Gains Tax
    • Next to Paya Lebar MRT
    • By Convenient Shopping
    • Near Major Schools
    • Near Major Expressways


    A dazzling new home beckons ...
    Esta Ruby is everything its name suggests – a rare gem of a development that offers an ideal haven for those looking for tranquility within the spoils of the city. With only 72 exclusive apartments, this 19-storey building comes with private lifts for each unit, shops on the ground floor and every conceivable amenity to cater to your every whim. Located just minutes from the Nicoll Highway and PIE, withing walking distance of Paya Lebar MRT Station, it's easy to retreat into your own private Eden after a busy day.

    Taking care of your every creature comfort
    A self-contained heaven, Esta Ruby comes with a surprisingly complete range of amenities facilities. Have an alfresco party at the BBQ area, watch the kids frolick at the children's playground, or work out a good sweat yourself at the outdoor fitness station. And for a more romantic time, swim under the stars, with your other half at the wonderful rooftop pool. With so much to do at home, you don't even need to step out.

    Majestic seaview right from your living room
    Esta Ruby provides an idyllic living space that makes you feel miles away from the stress of city life. Units on the higher floors even offer an unobstructed view of the sea so that everytime you gaze out of your window, your every care dissipates amongst clouds, waves, and the expansive horizon.
    ................................
    Esta Ruby – a priceless discovery to call home



  2. #2
    URA
    Guest

    Default Re: Esta Ruby, Freehold, 19 Levels

    Private Residential Units Sold in the Month of February 2008

    Project Name . Locality . Units Sold In Month . Highest $psf . Median $psf . Lowest $psf
    Esta Ruby ......... RCR ....... 1 ............................... 1,157 ............. 1,157 ............ 1,157


    17 March 2008

  3. #3
    Business Times
    Guest

    Default High-density Homes May Complement Paya Lebar Hub


    High-density homes may complement Paya Lebar hub
    Study says they may come up on sites that are currently industrial estates

    Kalpana Rashiwala
    Business Times
    Tuesday, 8 January 2008

    The development of vacant state sites already zoned for commercial use immediately around Paya Lebar MRT Station will spearhead the transformation of the area into a commercial hub.

    More interestingly, however, high-density homes may also come up slightly further away on sites currently occupied by industrial estates to support an expected influx of population as Paya Lebar shapes up as a sub-regional centre.

    Jones Lang LaSalle (JLL), in a recent study of likely changes in the upcoming Master Plan 2008, identified three sites - two currently part of Eunos industrial estate owned by the Housing and Development Board (HDB) and the third also in an industrial estate but privately owned - that could be developed into high-rise homes, whether public or private. Despite the fact that the three plots are currently being used as industrial facilities, two of these sites are actually zoned for residential use under the existing Master Plan 2003, while the third is slated for reserve use.

    The need to inject a bigger live-in population to complement the development of Paya Lebar as a sub-regional centre may see HDB offering the three sites for development into housing, especially if the plots are accorded relatively high plot ratios of 3.5 to 4.0 to optimise their proximity to Paya Lebar MRT Station, which will be an interchange station, at the cross section of the new Circle Line and existing East-West Line.

    JLL argued these plot ratios - which reflect the ratio of maximum potential gross floor area to land area - are similar to the plot ratios granted for housing projects in the Tiong Bahru vicinity. 'Injecting more homes in the Paya Lebar area will help maintain a balance between residential and commercial uses in the location,' JLL said.

    And with the increased live-in population will arise the need for having more schools, which can be developed on a plot already zoned for education under the current master plan, JLL's study suggests.

    The property consultancy also suggests that two sites currently zoned for Business 1 (suitable for clean and light industrial/ warehouse use) - one each in Aljunied and Eunos industrial estates - are likely to be rezoned to Business Park or Logistics Park to better complement the proposed commercial developments that will be built closer to Paya Lebar MRT Station.

    The plot ratios of these two sites are also likely to be raised from 2.5 currently to 2.5 to 2.8, JLL said.

    'The improved accessibility of the Paya Lebar location that will result from the area serving as an interchange between two MRT lines will boost the location's image and attractiveness as an alternative office location in the longer term,' JLL said.

    The property consultancy does not envisage a plot ratio increase for the vacant state sites currently zoned for commercial use immediately around Paya Lebar MRT Station, as their existing 4.2 plot ratios are in sync with the Tampines Finance Park.

    Last year, the government said Paya Lebar will be developed into a business hub to provide space for Singapore's continued growth as a global business centre. Plans for its transformation are expected to be fleshed out in Master Plan 2008, which will be ready later this year.

    National Development Minister Mah Bow Tan in June last year ruled out massive, across-the-board hikes in plot ratios islandwide in Master Plan 2008.

  4. #4
    Newbie
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    Default Re: Esta Ruby, Freehold, 19 Levels

    thanks for the posting

  5. #5
    Business Times
    Guest

    Default New Master Plan Expected To See Selective Changes


    New Master Plan expected to see selective changes
    Key sectors seen benefiting include hotels, aerospace, healthcare, transport

    Kalpana Rashiwala
    The Business Times
    Tuesday, 6 May 2008

    Urban Redevelopment Authority's Master Plan 2008 - which will be exhibited soon - will see changes in land use and increases in plot ratios, but these will be selective and focused on growth areas, rather than a widespread upgrade in densities, DBS Vickers Securities said in a report dated yesterday.

    The strategic initiatives from the Master Plan will filter down to improved growth fundamentals for various economic sectors. While the property sector will be a key and obvious beneficiary, also standing to benefit from the strategic outline are the hotels, aerospace, healthcare, transport and construction sectors, the report said.

    More land will be provided for development of the aerospace industry and the establishment of a designated hub near Seletar Airport will continue to provide strong fundamentals for the sector's continued growth. For the healthcare sector, DBS Vickers sees a medical hub developing around the Novena area and 'we could see rezoning of land parcels in this area to facilitate the development of this medical hub'.

    It also suggests plot ratio increases in some mature HDB estates, as part of the rejuvenation plan. With Jurong and Paya Lebar earmarked as new business hubs outside the CBD, 'we are likely to see a concentration of Government Land Sale projects in these two areas in the medium term'.

    Noting that the authorities have revealed plans for new residential enclaves such as the area around Marina South Gardens and Kallang Basin, it said, 'we expect rezoning and plot ratio adjustments in these areas'.

    'We expect much of the key significant land use and plot ratio changes to be concentrated in certain strategic areas - Seletar (aerospace industrial use), Jurong (new regional centre), Paya Lebar (commercial hub near city fringe), Marina Bay (white sites and residential), Novena (medical and healthcare), Kallang Basin (residential) and Ophir-Rochor (mixed development).'

    The report added: 'With the phased opening of the Circle Line from 2009 onwards, we also expect to see an increase in plot ratios for undeveloped state land sites that are close to Circle Line MRT stations, and in particular those that intersect with existing MRT stations.'

    'With interchange stations planned at Paya Lebar, Serangoon, Bishan, Buona Vista, Harbourfront and Dhoby Ghaut, we believe that the highest potential for plot ratio changes could come at the Paya Lebar and Serangoon stations, given that the area around the remaining interchange stations are already relatively built up,' DBS Vickers said.


  6. #6
    URA
    Guest

    Default Re: Esta Ruby, Freehold, 19 Levels

    Private Residential Property Transactions with Caveats Lodged

    Project Name . Price ............. Floor Area . Price ........ Date Of Option
    Aalto ................ $16,275,000 . 5,608sqft ... $2,902psf . Mar 08
    Aalto ................ $4,577,000 ... 1,959sqft ... $2,336psf . Feb 08
    Aalto ................ $3,142,300 ... 1,442sqft ... $2,179psf . Dec 07
    Aalto ................ $3,659,800 ... 2,024sqft ... $1,809psf . Dec 07
    Aalto ................ $4,270,300 ... 2,024sqft ... $2,110psf . Dec 07
    Aalto ................ $6,269,100 ... 2,443sqft ... $2,565psf . Dec 07
    .........
    .........

  7. #7
    Newbie
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    Default Re: Esta Ruby, Freehold, 19 Levels

    prices still up leh

  8. #8
    Business Times Weekend
    Guest

    Default Paya Lebar Master Plan Is Long Overdue


    Paya Lebar Master Plan is long overdue
    Colin Tan
    The Business Times Weekend
    Saturday, 29 May 2008



    NOT many Singaporeans, especially younger ones, would know that Paya Lebar Central - the Master Plan area unveiled last week - was once a booming commercial hub.

    Those of us who grew up in the area remember the old wet market at Geylang Serai as the heart of all the bustling activity. So it was amusing to see the area described in the weekend newspapers as a sleepy industrial estate. Apart from the city centre, it was one of the earliest and busiest commercial hubs in Singapore's early history.

    In the late 1960s and early 1970s, Paya Lebar boasted one of Singapore's earliest department stores - operated by Emporium Holdings at the Haig Road-Geylang Road junction, next to the Lion City Hotel. The area was teeming with people - especially at night. It was lit by gas-filled halogen lamps from the stalls of street hawkers, which bathed the entire area in a warm, golden glow.

    The Peranakan museum at Armenian Street could be relocated to Paya Lebar Central, as the nearby Joo Chiat area was once an area populated by Peranakans.
    Although Singapore's car population back then was minuscule compared with today, there were frequent traffic jams in Paya Lebar, even though most people either walked to where they wanted to go or took a trishaw.

    The area was also home to Singapore's first 24-hour supermarket at Tanjong Katong complex. But the concept was way ahead of its time. And once the novelty wore off, the supermarket drew fewer and fewer shoppers.



    And time stood still in Paya Lebar as the forces of change started to exert themselves elsewhere in Singapore. The population of Paya Lebar was slowly relocated to new housing estates such as Chai Chee and Bedok, and onwards to Tampines. Shorn of its population base, the area went into a slow decline. So in a sense, the unveiling of the Master Plan for Paya Lebar Central is long overdue. The area has been forgotten for far too long.

    Its key strengths are its proximity to the city, its cultural heritage and the fact that it will have an MRT interchange. Its main weakness is the absence of a large population base. The nearest housing estates are at Geylang East and Eunos, which are small compared with the likes of Bedok, Tampines and Ang Mo Kio. As such, Paya Lebar is not a natural hub.

    Having an MRT interchange helps, but it is no longer such a big deal. Soon there will be many more interchanges - all competing for the same market. Similarly, being close to the city is an attraction, but there are plenty of competing areas that are even closer, such as Kallang and Lavender. On the other hand, places like Novena have a huge head start.

    Where will companies locate their backroom operations at Paya Lebar? If it is too expensive to be in the city, why stop at the edge of the city where rents are only a shade cheaper? Why not go all the way to Tampines or Jurong East, where rents are not just affordable but way cheaper? Is Paya Lebar a place for SMEs? Maybe. If property prices shoot up with all the upgrading and new improvements, as some analysts suggest, we can forget about SMEs setting up offices there.

    The edge that Paya Lebar Central has over other areas is its cultural heritage. Geylang Serai - which maybe the Master Plan area should have been named - can be to the Malay Muslim community what Chinatown and Little India are to the Chinese and Indians. Ironically, what gives these two areas their vibrancy is the presence of the large number of work permit holders from India and China. It lends the area much-needed authenticity. Many Singaporeans are Westernised, preferring Starbucks or McDonald's instead of the traditional coffee shops or sarabat stalls.

    Paya Lebar's cultural heritage also means it has strong tourism potential. At the moment, the celebrations during the month of Ramadan attract few tourists. It is mainly a local event. The number of non-Muslim local visitors is dismal. Singapore and STB have already achieved a difficult task - getting the numbers to even come to Singapore. And if the two integrated resorts and the hosting of global events such as the Formula One race and the Youth Olympics mean many more people will come to Singapore, the next step then is to increase their average length of stay. Increasing the number of must-see attractions is one way.

    While it has been decided to do away with the Malay Village, there should be efforts to find an alternative. Having a civic centre with designs inspired by traditional Malay stylistic elements is good. But expecting it to take off like it did in Toa Payoh may not be realistic, as there is not much of a population base in the area. We do not want the place to be alive only during Ramadan. The tourists, if they come, will help supplement the market.

    Maybe a museum celebrating Malay culture and heritage in the region - similar to the Peranakan museum at Armenian Street - can be set up. In fact, the Peranakan museum may be relocated to Paya Lebar Central, as the nearby Joo Chiat area was once an area populated by Peranakans. Chinatown and Little India are slowly coming back despite the pace of Singapore's modernisation. In the case of Paya Lebar Central or Geylang Serai, it will not be easy. But we owe to ourselves to give it out best shot - and preserve part of our heritage.

  9. #9
    CNA
    Guest

    Default Paya Lebar To Be Developed As New Commercial Hubs


    Paya Lebar and Kallang to be developed as new commercial hubs
    Channel NewsAsia
    Sunday, 25 May 2008

    Paya Lebar and Kallang will be developed into new commercial hubs, just like the Jurong Lake District. This is part of the government’s Draft Master Plan, which charts land use over the next 10 to 15 years.

    Marina Bay and the city centre will continue to be the key commercial node in Singapore. New growth areas like Tanjong Pagar, Beach Road and the Ophir—Rochor corridor will also be developed.

    However, more commercial hubs will be needed outside the city, to offer alternatives to businesses and bring jobs closer to homes.

    One regional centre will be in Paya Lebar. About 12 hectares of land are available for development, and half a million square metres will be set aside for office, hotel and retail spaces.

    The Urban Redevelopment Authority (URA) said at least 1,400 hotel rooms can be built in the area. And in the near future, residents will be able to shop and dine by the Geylang riverfront.

    National Development Minister Mah Bow Tan said: "When the Marina Barrage is completed some time later this year, we will be able to stabilise the water levels in Geylang River.

    "Around the Geylang River area, we will be able to integrate very attractive public spaces, malls and so on. The plan is to realign the Geylang River so that it runs through the new commercial developments."

    The proposals will build on the area’s distinctive Malay identity, so there will be a new Geylang Serai Market and Civic Centre. The Civic Centre will house a Community Club, community development offices and even a library.

    More activities and bazaars can also be staged at a new plaza, next to the upcoming Paya Lebar MRT interchange.

    As for Kallang Riverside, it has been earmarked as the next lifestyle precinct. Urban planners said new parks, waterfront residences and recreational spaces can be developed at the 64—hectare area.

    About 600,000 square metres of land will also be devoted to commercial use, with 3,000 new hotel rooms in the pipeline.

    About 4,000 waterfront homes have been planned for the area. And the new properties will have a variety of storey heights, stepping down towards the waterfront. This will allow those living further inland to also enjoy the views of the waterfront.

    Parts of the historic Kallang Airport will also be conserved and redeveloped into a new entertainment and retail attraction. Also in the works are an integrated second—storey linkway to connect Kallang MRT station to the Old Airport Square and the future Sports Hub.

    All in, URA said there are plans to add 327,200 new homes around the island over the next 15 years.

    Members of the public can send their feedback on the Draft Master Plan through the URA website.

    The Master Plan 2008 will be gazetted after incorporating views from the public at the Draft Master Plan exhibition at the URA Centre.

  10. #10
    The Straits Times
    Guest

    Default Work, Live And Play At Paya Lebar Central


    Work, live and play at Paya Lebar Central and Kallang Riverside
    These are two new growth areas under URA's Draft Master Plan 2008.

    Ian Lim
    The Straits Times
    Saturday, 24 May 2008

    Singaporeans will have two new areas - Paya Lebar Central and Kallang Riverside - to work, live and play, under the URA's Draft Master Plan 2008.

    Minister for National Development Mah Bow Tan announced details for the two new areas during the launch of the Draft Master Plan 2008 exhibition on Friday morning.

    Mr Mah said: 'The Draft Master Plan 08 envisions Singapore in 2020 as a lively yet liveable global city.'

    He said the plan will guide Singapore's land use for the next 10, 15 years and ensure that there is enough land to support economic growth.

    He added that the plan will also look at providing quality housing and leisure space, as well as cutting down on commuting by bringing jobs closer to where people live.

    Paya Lebar Central
    The two new growth areas are part of the plan to increase the number of commercial hubs or nodes outside the CDB, said Mr Mah.

    Paya Lebar Central will be developed around Paya Lebar MRT station and will have more than 500,000 sq m of commercial floor space within the 12ha zone.

    Mr Mah said: 'Paya Lebar Central will be an attractive location for businesses that do not need to be located within the city centre but still want to be close by.'

    He added that the area is well known for its local Malay heritage and the URA will encourage new developments to enhance the local character.

    There are also plans to incorporate Geylang River into future developments and new public spaces by realigning a stretch of the river to run along new buildings along Tanjong Katong Road.

    Kallang Riverside
    As for the new Kallang development, Mr Mah said it is part of the Greater Marina Bay District and will be home to the new Sports Hub.

    Calling it the next lifestyle destination near the city centre, Mr Mah said: 'About 4,000 new waterfront homes are planned for the area, offering more opportunities for Singaporeans to enjoy city living.'

    He also said that there will be space for 3,00 hotel rooms at Kallang, with another 400,000 sq m for a mix of office, retail and entertainment outlets. He added that the former Kallang airport will be conserved and will offer a range of lifestyle and retail facilities.

    Keeping Familiar Places
    Mr Mah said that another focus of the URA plan will be to make Singapore 'a home of choice' for Singaporeans.

    'To make Singapore an endearing home, the Draft Master Plan will seek to retain places of identity and heritage. Particular emphasis will be placed on retaining familiar places and structures that residents identify with, such as markets within older HDB towns like Queenstown,' said Mr Mah.

  11. #11
    Unregistered444
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    hmmm isn't Esta Ruby in District14 near Geylang?

  12. #12
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    geylang area going to have a new facelift

    right

  13. #13
    Unregistered444
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    don't .. heard nothing mentioned about this ... hopefully it does ... can't imagine the government spend so much on spicing up Kallang and then find that the activities at Geylang spill over ... like what is happening with Joo Chiat.

  14. #14
    mr funny.
    Guest

    Default Re: Esta Ruby, Freehold, 19 Levels

    Published May 24, 2008

    DRAFT MASTER PLAN 2008

    Spotlight falls on Paya Lebar Central as suburban star

    By EMILYN YAP



    Paya Lebar Central is set to become the next suburban commercial hub under the Urban Redevelopment Authority's (URA) Draft Master Plan. And if market observers are right, the area may emerge as the newest hot spot for backroom operations and small and medium enterprises (SME).

    Unveiled by Minister for National Development Mah Bow Tan yesterday, the 2008 Draft Master Plan is an elaborate land use guide for Singapore in the next 10 to 15 years. To sustain economic growth and bring jobs closer to homes, the plan carves out Paya Lebar Central, Kallang Riverside and Jurong Lake District as the latest commercial and mixed-use hubs.

    Paya Lebar Central will stand out as a commercial node with a unique cultural identity. The URA will set aside 12 hectares of land with about 5.32 million square feet of commercial floor space for development. Of this, office space will take up 3.16 million sq ft, while hotel and retail spaces will occupy another 2.15 million sq ft.

    For new growth areas such as Paya Lebar, plot ratios may increase, said Mr Mah, who spoke to reporters after the launch of the Plan.

    In terms of connectivity, Paya Lebar Central is a 10-minute drive from the Central Business District (CBD) and is linked to major expressways and roads. Come 2010, the area will become more accessible when the new Paya Lebar MRT interchange station for the Circle and East-West lines opens.

    There are also plans to re-align a stretch of the Geylang River so that it runs through new commercial developments along Tanjong Katong Road. The riverbanks will be ideal for office, retail and hotel developments.

    Real estate experts believe that Paya Lebar Central's proximity to town may draw backroom operations from banks and multinational corporations.

    'Just six MRT stations from Raffles Place, Paya Lebar Central may be even more attractive ... compared with the Tampines Regional Centre or the Changi Business Park,' observed director of marketing and business development at Savills Singapore Ku Swee Yong.

    Sharing this view was Colliers International's director of research and advisory Tay Huey Ying. Ms Tay also noted that 'Paya Lebar Central will be a suitable commercial hub for SMEs, especially for those which support light industries in the area'.

    For these SMEs, deputy managing director of Knight Frank Danny Yeo said: 'Rental rates in the CBD may be too high, and some have set up offices in industrial buildings instead. Hence, the creation of a commercial hub at Paya Lebar Central will be helpful.'

    According to Mr Yeo, office rents in the Paya Lebar region range broadly from $6 to $8 per sq ft per month currently. A Jones Lang LaSalle report in April noted that the CBD core Grade A gross effective office rent stood at $17.35 per sq ft per month in the first quarter.

    Mr Mah reassured those who were worried about a potential excess of office space from the upcoming hubs. 'We can set land aside but it is the private investor who will make the final decision,' he said.

    He also did not think there would be an oversupply of office space in the foreseeable future, up to 2010 or 2011. 'Based on projections ... we expect that all the supply that we have already put in place will be taken up.'

    Beyond its business appeal, Paya Lebar Central will also charm with its distinctive Malay character. A new pedestrian mall will be created along Geylang Road to provide more space for stalls during the annual Hari Raya bazaar. The new Geylang Serai Market will also add to the local heritage when it is ready in 2009.

    Next to the market, a new civic centre and plaza will become focal points for community facilities such as a library, and for events such as bazaars.

    To make it easier for workers and shoppers to get around Paya Lebar Central, there will be more covered walkways, underground paths and overhead bridges in the area.

    With upcoming commercial and cultural activities in Paya Lebar Central, market observers expect to see three- to four-star hotels coming up to cater to mid-tier tourists and business travellers. URA estimates that the area can accommodate 1,400 hotel rooms.

  15. #15
    Unregistered444
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    Default

    Quote Originally Posted by mr funny.
    Published May 24, 2008

    DRAFT MASTER PLAN 2008

    Spotlight falls on Paya Lebar Central as suburban star

    By EMILYN YAP



    Paya Lebar Central is set to become the next suburban commercial hub under the Urban Redevelopment Authority's (URA) Draft Master Plan. And if market observers are right, the area may emerge as the newest hot spot for backroom operations and small and medium enterprises (SME).

    Unveiled by Minister for National Development Mah Bow Tan yesterday, the 2008 Draft Master Plan is an elaborate land use guide for Singapore in the next 10 to 15 years. To sustain economic growth and bring jobs closer to homes, the plan carves out Paya Lebar Central, Kallang Riverside and Jurong Lake District as the latest commercial and mixed-use hubs.

    Paya Lebar Central will stand out as a commercial node with a unique cultural identity. The URA will set aside 12 hectares of land with about 5.32 million square feet of commercial floor space for development. Of this, office space will take up 3.16 million sq ft, while hotel and retail spaces will occupy another 2.15 million sq ft.

    For new growth areas such as Paya Lebar, plot ratios may increase, said Mr Mah, who spoke to reporters after the launch of the Plan.

    In terms of connectivity, Paya Lebar Central is a 10-minute drive from the Central Business District (CBD) and is linked to major expressways and roads. Come 2010, the area will become more accessible when the new Paya Lebar MRT interchange station for the Circle and East-West lines opens.

    There are also plans to re-align a stretch of the Geylang River so that it runs through new commercial developments along Tanjong Katong Road. The riverbanks will be ideal for office, retail and hotel developments.

    Real estate experts believe that Paya Lebar Central's proximity to town may draw backroom operations from banks and multinational corporations.

    'Just six MRT stations from Raffles Place, Paya Lebar Central may be even more attractive ... compared with the Tampines Regional Centre or the Changi Business Park,' observed director of marketing and business development at Savills Singapore Ku Swee Yong.

    Sharing this view was Colliers International's director of research and advisory Tay Huey Ying. Ms Tay also noted that 'Paya Lebar Central will be a suitable commercial hub for SMEs, especially for those which support light industries in the area'.

    For these SMEs, deputy managing director of Knight Frank Danny Yeo said: 'Rental rates in the CBD may be too high, and some have set up offices in industrial buildings instead. Hence, the creation of a commercial hub at Paya Lebar Central will be helpful.'

    According to Mr Yeo, office rents in the Paya Lebar region range broadly from $6 to $8 per sq ft per month currently. A Jones Lang LaSalle report in April noted that the CBD core Grade A gross effective office rent stood at $17.35 per sq ft per month in the first quarter.

    Mr Mah reassured those who were worried about a potential excess of office space from the upcoming hubs. 'We can set land aside but it is the private investor who will make the final decision,' he said.

    He also did not think there would be an oversupply of office space in the foreseeable future, up to 2010 or 2011. 'Based on projections ... we expect that all the supply that we have already put in place will be taken up.'

    Beyond its business appeal, Paya Lebar Central will also charm with its distinctive Malay character. A new pedestrian mall will be created along Geylang Road to provide more space for stalls during the annual Hari Raya bazaar. The new Geylang Serai Market will also add to the local heritage when it is ready in 2009.

    Next to the market, a new civic centre and plaza will become focal points for community facilities such as a library, and for events such as bazaars.

    To make it easier for workers and shoppers to get around Paya Lebar Central, there will be more covered walkways, underground paths and overhead bridges in the area.

    With upcoming commercial and cultural activities in Paya Lebar Central, market observers expect to see three- to four-star hotels coming up to cater to mid-tier tourists and business travellers. URA estimates that the area can accommodate 1,400 hotel rooms.
    but nothing mentioned about what they plan to do about the sleaze in Geylang and Joo Chiat? How can we expect to raise our families amidst such activities?

  16. #16
    Unreg¡stered
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    Quote Originally Posted by Unregistered444
    but nothing mentioned about what they plan to do about the sleaze in Geylang and Joo Chiat? How can we expect to raise our families amidst such activities?
    Strange!
    You stay in Tanjung Katong Road or City Plaza area. Why you worry about Geyland and Joo Chiat areas?
    They are totally unrelated.

  17. #17
    Curious
    Guest

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    Quote Originally Posted by Unreg¡stered
    Strange!
    You stay in Tanjung Katong Road or City Plaza area. Why you worry about Geyland and Joo Chiat areas?
    They are totally unrelated.
    Esta Ruby at the corner of Tanjung Katong Rd and Guillemard Rd?
    The one behind City Plaza?

  18. #18
    Unregistered444
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    Quote Originally Posted by Curious
    Esta Ruby at the corner of Tanjung Katong Rd and Guillemard Rd?
    The one behind City Plaza?
    yes it is. i personally feel that it is too close to the Geylang Lorongs. although some may say that is not so near red-light lorongs ... i remember reading about it in the papers that the residents of the so-called 'safe' lorongs were up in arms as the activites were expanding into their zone and if they do expand, it'll scare off potential buyers. hopefully the government will do something about it.

  19. #19
    Unregistered444
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    Quote Originally Posted by Unreg¡stered
    Strange!
    You stay in Tanjung Katong Road or City Plaza area. Why you worry about Geyland and Joo Chiat areas?
    They are totally unrelated.
    R they? I don't think so unless the government does something to curb or relocate the expansion of vice activites in Geylang. It is too close to Geylang especially. Have u ever driven pass Esta Ruby and checked out CityPlaza or LionCity hotel? It's like another golden mile complex.

  20. #20
    paperplate
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    Anyone knows the actual site of the mountbatten mrt?

    There is a construction beside esta ruby and opposite grandlink...isit a mrt stn?

  21. #21
    Unreg¡stered
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    Quote Originally Posted by Unregistered444
    R they? I don't think so unless the government does something to curb or relocate the expansion of vice activites in Geylang. It is too close to Geylang especially. Have u ever driven pass Esta Ruby and checked out CityPlaza or LionCity hotel? It's like another golden mile complex.
    Have you seen the Paya Lebar Central 2008 plan prior to commenting on City Plaza or Lion City? Check first before you comment.

  22. #22
    Unreg¡stered
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    Quote Originally Posted by paperplate
    Anyone knows the actual site of the mountbatten mrt?

    There is a construction beside esta ruby and opposite grandlink...isit a mrt stn?
    Esta Ruby is about 70m from the nearest entrance of the upcoming Paya Lebar MRT Interchange.

    The current EW Paya Lebar MRT station is about 150m away.

    Old Airport MRT station is further away.

    Under the new Paya Lebar Central 2008 plan, it is sitting next to 2 commercial buildings (i.e. office buildings) (including City Plaza which is currently not a commerical building) and a 700-room hotel (the current Lion City Hotel has only 166 rooms).

    City Plaza has to go to become an office building.
    Lion City has to go to make way for a 700-room hotel.
    The old cinema has to go to become an office building.
    Look at the plot ratio of these 3 and you will know.

  23. #23
    paperplate
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    Quote Originally Posted by Unreg¡stered
    Esta Ruby is about 70m from the nearest entrance of the upcoming Paya Lebar MRT Interchange.

    The current EW Paya Lebar MRT station is about 150m away.

    Old Airport MRT station is further away.

    Under the new Paya Lebar Central 2008 plan, it is sitting next to 2 commercial buildings (i.e. office buildings) (including City Plaza which is currently not a commerical building) and a 700-room hotel (the current Lion City Hotel has only 166 rooms).

    City Plaza has to go to become an office building.
    Lion City has to go to make way for a 700-room hotel.
    The old cinema has to go to become an office building.
    Look at the plot ratio of these 3 and you will know.
    Do u mean that the on going construction that I mention earlier is actually an entrance to the paya lebar mrt?

    The old airport mrt is also known at dakota/tanjong katong mrt stn?...I know the actual site is further down from dunman road..next to an old army camp. How about mountbatten mrt stn? I heard from agts saying that mountbatten mrt stn is near to cosmo...but they also duno the exact location..maybe the plan not out yet?

  24. #24
    Unregistered444
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    Quote Originally Posted by Unreg¡stered
    Have you seen the Paya Lebar Central 2008 plan prior to commenting on City Plaza or Lion City? Check first before you comment.
    Of course ... no change to City Plaza or Lion City. The Paya Lebar redevelopment plan starts from Geylang Road onwards .. go here and check http://www.ura.gov.sg/DMP2008/paya_lebar_main.html? Have you yourself checked before you replied to me?

    The thing is you're missing the point ... is the government doing anything about the vice activities in Geylang? You cannot deny the possibility and the probability of it spreading towards that area due to its proximity.

  25. #25
    Unregistered444
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    Quote Originally Posted by Unreg¡stered
    Esta Ruby is about 70m from the nearest entrance of the upcoming Paya Lebar MRT Interchange.

    The current EW Paya Lebar MRT station is about 150m away.

    Old Airport MRT station is further away.

    Under the new Paya Lebar Central 2008 plan, it is sitting next to 2 commercial buildings (i.e. office buildings) (including City Plaza which is currently not a commerical building) and a 700-room hotel (the current Lion City Hotel has only 166 rooms).

    City Plaza has to go to become an office building.
    Lion City has to go to make way for a 700-room hotel.
    The old cinema has to go to become an office building.
    Look at the plot ratio of these 3 and you will know.
    and where did you get that info from? pls send link to verify and confirm ....

  26. #26
    Unreg¡stered
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    Quote Originally Posted by Unregistered444
    Of course ... no change to City Plaza or Lion City. The Paya Lebar redevelopment plan starts from Geylang Road onwards .. go here and check http://www.ura.gov.sg/DMP2008/paya_lebar_main.html? Have you yourself checked before you replied to me?

    The thing is you're missing the point ... is the government doing anything about the vice activities in Geylang? You cannot deny the possibility and the probability of it spreading towards that area due to its proximity.
    Vice? What vice are you talking about?
    Vice at the top of the commercial buildings, condos or institutions?

    The plot ratio for all the "Lorongs" have been revised to 2.8.
    Which means they are going to tear down the whole place and replaced with high-rises.
    Some are commercials (i.e offices) (in blue), some are residentials (in peach) and some are institutions (in orange).

    City Plaza is an apartment with retail shops now. It has been revised to be a commerical building with no residential component (in blue).

    The old cinema along Tanjung Katong Road has been revised to commerical building (in blue) with plot ratio of 4.2! This is a very-high office building.

    Now tell us are there any low plot ratio in the new plan? No right? Not even a single one. This simply means there are going to tear down the whole Geyland. You mean the vice will move to a temporary place and then move back to the new high-rises?

    Please check the plan before you comment.

  27. #27
    mr funny.
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    http://www.straitstimes.com/Invest/S...ry_245558.html

    June 8, 2008

    property

    Makeover to turn Paya Lebar into commercial node

    Traditional Malay character to add unique flavour to area's development

    By Fiona Chan Property Reporter


    The Paya Lebar Station Plaza, seen here as an artist's impression, is part of the Government's draft masterplan to position the area into a fringe hub along the lines of Novena and Buona Vista. -- PHOTO: URA


    Paya Lebar was one of Singapore's earliest commercial hubs, but it now stands neglected and underdeveloped, with the Singapore Post Centre building its sole marker of modernisation.

    Within the next 15 years, however, all that will change.

    The neighbourhood around the Paya Lebar MRT station is slated for a major makeover as part of the Government's recently unveiled draft masterplan.

    It will be transformed into Paya Lebar Central, a suburban commercial node nestled between the city centre and the bustling Tampines commercial hub.

    About 12ha of land around Sims Avenue and Geylang Road will be put up for development, yielding some 5.4 million sq ft of commercial space.

    More than half of this space has been earmarked for offices. The rest will be for shops and hotels with about 1,400 rooms.

    While Paya Lebar will be positioned as a fringe hub along the lines of Novena and Buona Vista, the area's traditional local Malay character will add a unique flavour.

    Apart from the new commercial buildings, some upcoming developments include landscaped public spaces around the cleaned-up Geylang River, a pedestrian mall along Geylang Road, and a new plaza square and civic centre next to the rebuilt Geylang Serai Market.

    All these exciting plans make Paya Lebar an 'interesting sub-regional centre', said Mr Chia Ngiang Hong, the group general manager of property developer City Developments.

    'It has the potential to become as successful as Novena,' he said at the masterplan's launch last month.

    But what does this all mean for potential investors and current owners of Paya Lebar properties?

    Property consultants say it is a bit premature to predict any trend in property values right now or even in the next few years.

    Over time, however, starting from about five years from now, properties in the area will almost definitely become more valuable, they add.

    Office buildings and shopping centres are the most obvious beneficiaries, said Dr Chua Yang Liang, the head of South-east Asia research at property consultancy Jones Lang LaSalle.

    'The plans to improve Paya Lebar will have a long-term impact on the properties around the area,' he said. 'The first thing that comes to mind is that the commercial assets will benefit from the increased activity once things start to take shape.'

    There are limited avenues for small-time investors to take advantage of, though, as there are not that many strata-titled commercial properties in the immediate area. The few that exist include City Plaza.

    Dr Chua said, however, some properties in the nearby Geylang area might enjoy a spillover effect. Prices and rents of office and shop units there, such as coffee shops, have been on the rise recently.

    Mr Li Hiaw Ho, executive director of CB Richard Ellis (CBRE) Research, also said hi-tech industrial buildings in the vicinity of Paya Lebar Central were likely to rise in value over time.

    As for residential developments, there are currently no plans for new housing sites in Paya Lebar. This, however, may prove a boon to existing homes in the area.

    Their prices and rentals are expected to rise, as the critical mass of workers that will flow into the commercial hub look for homes nearby to buy or rent, consultants say.

    Currently, there are few major projects in the vicinity. Most apartment blocks are boutique developments around Guillemard Road, Guillemard Crescent, Sims Avenue, Haig Road and Geylang.

    Prices differ widely, depending on the area, according to CBRE, citing data from the Urban Redevelopment Authority.

    CBRE's analysis show some recent launches, such as Esta Ruby in Guillemard Road and Cosmo in Guillemard Crescent, have commanded prices well above $1,000 per sq ft (psf).

    Latest transactions for nearby developments along Haig Road, such as Butterworth 8 and Haig Garden, have fetched prices hovering around $1,000 psf.

    Others, such as Sunflower Regency in Lorong 20 Geylang, are hovering at between $500 psf and $600 psf.

    The same trends can be seen for completed projects. Homes in Geylang proper - including those in Sims Green, The Sunny Spring, Wing Fong Mansions, The Waterina and Aston Mansions - have been transacted recently at well below $600 psf.

    On the other hand, homes in Geylang East, in projects such as Simsville and Central Grove, have been sold for $600 to $900 psf.

    Le Crescendo, one of the rare condominiums along Paya Lebar Road, is fetching between $800 psf and $1,000 psf for its newly completed units.

    As for public housing, prices for a three-room flat in the Geylang town range from $170,000 to $300,000, according to sales in the last three months. Prices are lower in estates along Paya Lebar Way, Eunos Crescent, Balam Road and Circuit Road, and higher in Haig Road and Aljunied Crescent.

    Five-room flat prices range from below $300,000 in the Ubi area to well above $400,000 in Eunos Crescent.

    [email protected]


    Development plan

    Within the next 15 years, about 12ha of land in Paya Lebar will be put up for development around Sims Avenue and Geylang Road, which will yield some 5.4 million sq ft of commercial space.

  28. #28
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    prices will increase in this area

  29. #29
    Unregistered444
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    Quote Originally Posted by Unreg¡stered
    Vice? What vice are you talking about?
    Vice at the top of the commercial buildings, condos or institutions?

    The plot ratio for all the "Lorongs" have been revised to 2.8.
    Which means they are going to tear down the whole place and replaced with high-rises.
    Some are commercials (i.e offices) (in blue), some are residentials (in peach) and some are institutions (in orange).

    City Plaza is an apartment with retail shops now. It has been revised to be a commerical building with no residential component (in blue).

    The old cinema along Tanjung Katong Road has been revised to commerical building (in blue) with plot ratio of 4.2! This is a very-high office building.

    Now tell us are there any low plot ratio in the new plan? No right? Not even a single one. This simply means there are going to tear down the whole Geyland. You mean the vice will move to a temporary place and then move back to the new high-rises?

    Please check the plan before you comment.
    look the fact of the matter is that there are vice activities in Geylang and all I am asking is are the relevant authorities doing something about it else no matter what they develop at Paya Lebar, there might be a spillover effect. Unfortunately, you simply choose to ignore this. I am not interested in what happens in Paya Lebar if there is no clampdown on activities in the Geylang Lorongs which you have to admit has been expanding over the past few months.

    'This simply means there are going to tear down the whole Geyland.' - please explain how did you come to that conclusion when I don't see anything mentioned in the Master Plan about the Geylang lorongs? Aren't they all freehold private properties? How does the government plan to acquire those and build beautiful high-rises? Please think before you post!

    Continue to ignore if you like but the facts are clear.

  30. #30
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    So those new condos/apts in Haig/butterworth(Vesilia/Worthington..etc) area will be good catch if price is reasonable ?

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