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Thread: Camden Park bungalow plots owned by late-ACS principal on market

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    Default Camden Park bungalow plots owned by late-ACS principal on market

    http://www.businesstimes.com.sg/real...ipal-on-market

    Camden Park bungalow plots owned by late-ACS principal on market

    Guide price is S$35m for both properties, which Earnest Lau had bequeathed to a church

    By Kalpana Rashiwala

    [email protected]@KalpanaBT


    GOOD CLASS BUNGALOWS: Potential buyers may bid for either or both plots, which are expected to be bought for redevelopment.

    Mar 5, 2016


    TWO adjacent bungalow plots in the Camden Park Good Class Bungalow (GCB) Area near the Botanic Gardens that used to belong to the late Anglo-Chinese School (ACS) principal Earnest Lau have been put up for sale by tender.

    Mr Lau died in March 2011; his wife Kwa Geok Lian, who was a former principal of Anglo-Chinese Junior School, had died much earlier. The couple did not have any children and Mr Lau is understood to have bequeathed the Camden Road properties to the Kampong Kapor Methodist Church, where he was active.

    The church is putting the properties up for sale.

    PropNex Realty is marketing the freehold District 11 properties through a tender exercise that will close on April 12. Each plot has an old single-storey house. Potential buyers may bid for either or both plots, which are expected to be bought for redevelopment.

    The guide price is S$35 million for both properties, which reflects S$1,288 per square foot on the 27,176 sq ft total land area of the two plots, said June Lee, associate marketing director at PropNex, when contacted by The Business Times.

    The smaller plot, 15 Camden Park, has a land area of 13,115.81 sq ft and a S$16.9 million guide price. The larger plot of 14,059.81 sq ft at 15A Camden Park has a guide price of S$18.1 million

    The two sites may be amalgamated.

    The properties are a stone's throw from Hollandse Club and the Japanese Association, Singapore.

    GCBs are the most prestigious type of landed housing in Singapore because of the planning constraints to preserve their exclusivity and low-rise character.

    The Urban Redevelopment Authority (URA) has designated 39 locations on mainland Singapore as Good Class Bungalow Areas. Typically, GCBs have a minimum land area of 1,400 square metres (15,069 sq ft); however, when GCB Areas were gazetted in 1980, they included some smaller existing sites. These are still considered GCBs as they would be bound by the other GCB planning rules if they were to be redeveloped. For instance, such plots cannot be further sub-divided and they cannot be built more than two storeys high (plus an attic and a basement).

    Mr Lau was a highly respected educator.

    His association with ACS began in 1937, when he attended the school as a student. He went on to study at Ohio's Oberlin College and Oxford's Balliol College.

    In 1955, he joined ACS as a teacher and was its principal from 1977 to 1983. Mr Lau subsequently served as director of the Regional Language Centre and the archivist of the Methodist Church in Singapore, according to a previous article in The Straits Times.

    Mr Lau was also deeply involved in activities at Kampong Kapor Methodist Church. As chairman of its local church executive committee, his last duty, on Jan 23, 2011, was to declare open its new extension wing near Jalan Besar.

  2. #2
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    Quote Originally Posted by reporter2 View Post
    http://www.businesstimes.com.sg/real...ipal-on-market

    Camden Park bungalow plots owned by late-ACS principal on market

    Guide price is S$35m for both properties, which Earnest Lau had bequeathed to a church

    By Kalpana Rashiwala

    [email protected]@KalpanaBT


    GOOD CLASS BUNGALOWS: Potential buyers may bid for either or both plots, which are expected to be bought for redevelopment.

    Mar 5, 2016


    TWO adjacent bungalow plots in the Camden Park Good Class Bungalow (GCB) Area near the Botanic Gardens that used to belong to the late Anglo-Chinese School (ACS) principal Earnest Lau have been put up for sale by tender.

    Mr Lau died in March 2011; his wife Kwa Geok Lian, who was a former principal of Anglo-Chinese Junior School, had died much earlier. The couple did not have any children and Mr Lau is understood to have bequeathed the Camden Road properties to the Kampong Kapor Methodist Church, where he was active.

    The church is putting the properties up for sale.

    PropNex Realty is marketing the freehold District 11 properties through a tender exercise that will close on April 12. Each plot has an old single-storey house. Potential buyers may bid for either or both plots, which are expected to be bought for redevelopment.

    The guide price is S$35 million for both properties, which reflects S$1,288 per square foot on the 27,176 sq ft total land area of the two plots, said June Lee, associate marketing director at PropNex, when contacted by The Business Times.

    The smaller plot, 15 Camden Park, has a land area of 13,115.81 sq ft and a S$16.9 million guide price. The larger plot of 14,059.81 sq ft at 15A Camden Park has a guide price of S$18.1 million

    The two sites may be amalgamated.

    The properties are a stone's throw from Hollandse Club and the Japanese Association, Singapore.

    GCBs are the most prestigious type of landed housing in Singapore because of the planning constraints to preserve their exclusivity and low-rise character.

    The Urban Redevelopment Authority (URA) has designated 39 locations on mainland Singapore as Good Class Bungalow Areas. Typically, GCBs have a minimum land area of 1,400 square metres (15,069 sq ft); however, when GCB Areas were gazetted in 1980, they included some smaller existing sites. These are still considered GCBs as they would be bound by the other GCB planning rules if they were to be redeveloped. For instance, such plots cannot be further sub-divided and they cannot be built more than two storeys high (plus an attic and a basement).

    Mr Lau was a highly respected educator.

    His association with ACS began in 1937, when he attended the school as a student. He went on to study at Ohio's Oberlin College and Oxford's Balliol College.

    In 1955, he joined ACS as a teacher and was its principal from 1977 to 1983. Mr Lau subsequently served as director of the Regional Language Centre and the archivist of the Methodist Church in Singapore, according to a previous article in The Straits Times.

    Mr Lau was also deeply involved in activities at Kampong Kapor Methodist Church. As chairman of its local church executive committee, his last duty, on Jan 23, 2011, was to declare open its new extension wing near Jalan Besar.
    each plot on its own is smaller that 15,000 sqft,

    although they are located in GCB areas, they fail one of the criteria, which is a minimum of 15,000 sqft ...


    so whoever buys any of the 2, better dont tell anyone you stay in GCB ...cos it is not ...

    unless buy both and combine the land ...

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    Quote Originally Posted by proud owner View Post
    each plot on its own is smaller that 15,000 sqft,

    although they are located in GCB areas, they fail one of the criteria, which is a minimum of 15,000 sqft ...


    so whoever buys any of the 2, better dont tell anyone you stay in GCB ...cos it is not ...

    unless buy both and combine the land ...
    bro, don't be so mean lah. there are quite a few houses which are located in GCB Areas but are smaller than 15,070 sq ft but are still considered GCB by virtue of being in GCB Area. same goes for these 2. URA still recognizes them as GCB.

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    Quote Originally Posted by bargain hunter View Post
    bro, don't be so mean lah. there are quite a few houses which are located in GCB Areas but are smaller than 15,070 sq ft but are still considered GCB by virtue of being in GCB Area. same goes for these 2. URA still recognizes them as GCB.
    And by some earthlings, no barn, not luxurious.

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    Quote Originally Posted by bargain hunter View Post
    bro, don't be so mean lah. there are quite a few houses which are located in GCB Areas but are smaller than 15,070 sq ft but are still considered GCB by virtue of being in GCB Area. same goes for these 2. URA still recognizes them as GCB.


    not being mean .... it is by URA's own definition mah ....

    They are right to call them Bungalows ... as again by definition, bungalows Must have minimum 10,000 sqft

    Just high lighting to potential GCB buyers ... dont buy already neighbours look down on you ....

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    I want no barn, I don't enjoy living with animals, how can living with animals be "luxurious"?............

    Quote Originally Posted by HP65 View Post
    And by some earthlings, no barn, not luxurious.

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    but then there are the "normal" bungalows in other areas which "only" need to have 4305 sq ft. its only becoz these bungalows are in GCB areas hence have the minimum of 10,000 sq ft definition?

    Quote Originally Posted by proud owner View Post
    not being mean .... it is by URA's own definition mah ....

    They are right to call them Bungalows ... as again by definition, bungalows Must have minimum 10,000 sqft

    Just high lighting to potential GCB buyers ... dont buy already neighbours look down on you ....

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    Quote Originally Posted by bargain hunter View Post
    but then there are the "normal" bungalows in other areas which "only" need to have 4305 sq ft. its only becoz these bungalows are in GCB areas hence have the minimum of 10,000 sq ft definition?

    no bro

    for GCB, it must be :
    in GCB area
    minimum 15000 sqft land,
    cannot be more than 2 story
    the building must be a certain distance from its gate ( cant remember what distance)
    also the built up sqft cannot be more than its land.



    Bungalow
    minimum 10,000 sqft land.

    If <15000, but >10000 it is just a Bungalow , even if it is in GCB area.


    Those < 10000 land is just a DETACHED house..not a bungalow ..

    alot of agents dont even know all these ....which they should ... anyhow advertise... see a stand alone house , straight away call it a Bungalow ..

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    Quote Originally Posted by proud owner View Post
    no bro

    for GCB, it must be :
    in GCB area
    minimum 15000 sqft land,
    cannot be more than 2 story
    the building must be a certain distance from its gate ( cant remember what distance)
    also the built up sqft cannot be more than its land.



    Bungalow
    minimum 10,000 sqft land.

    If <15000, but >10000 it is just a Bungalow , even if it is in GCB area.


    Those < 10000 land is just a DETACHED house..not a bungalow ..

    alot of agents dont even know all these ....which they should ... anyhow advertise... see a stand alone house , straight away call it a Bungalow ..
    OH! darn it, too many agents misrep until i thought detached = bungalow. thanks for the info!

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    https://www.ura.gov.sg/uol/guideline...Area/Plan.aspx
    "Bungalow area where bungalow development must have a minimum plot size of 400 sqm. Strata bungalows are also permitted."

    https://www.ura.gov.sg/uol/guideline.../controls.aspx
    Type----------Minimum Plot Size (M2)
    DETACHED---400
    -------------->800

    if you have seen the sub-indices for landed, it only have detached, semi-detached and terrace.
    detached is a subset of landed.
    bungalow is a subset of detached (when fulfil some criteria eg > 400sqm)
    gcb is a subset of bungalow (when fulfil some criteria, eg in gcb area and > 1400sqm)

    Quote Originally Posted by bargain hunter View Post
    OH! darn it, too many agents misrep until i thought detached = bungalow. thanks for the info!
    so all bungalows are detached, but not all detached are bungalows.

    always refer to the source, to verify what is being written in forum
    Last edited by hopeful; 10-03-16 at 23:17.

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    I correct what i say earlier, all bungalows are detached. all detached are bungalows.
    all GCB are detached, but not all detached are GCB.

    a very informative book for those interested
    https://www.ura.gov.sg/uol/publicati...handbooks.aspx
    pg 83
    LANDED HOUSING
    1 Landed housing are low-rise/low density residential development. There are various landed housing forms in Singapore. They are categorised according to the following:
    (a) Land title
    (i) detached house (bungalow);
    (ii) semi-detached house;
    (iii) terrace house I or II.
    (b) Strata title (No condominium status allowed)
    (i) strata detached houses (bungalows);
    (ii) strata semi-detached houses;
    (iii) strata terrace houses;
    (iv) mixed strata landed housing.
    DETACHED HOUSES OR BUNGALOWS
    2 A detached house or bungalow is a free standing dwelling unit within a plot of land – see Figure 1. The plot can vary in size. For plots outside the good class bungalow areas (GCBA), they should have a minimum plot size of not less than 400m² unless the existing lots are already subdivided with a land area less than this. The bungalow plots in the GCBA should have a minimum development size of 1400m². All bungalow plots are subject to a maximum site coverage control of 35%, 40% or *45% depending on the plot size - See para 9.

    once again, google is your friend.

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    as to the question whether the Camden Park bungalow are still considered as GCBs,

    the article itself provides the answer:
    "The Urban Redevelopment Authority (URA) has designated 39 locations on mainland Singapore as Good Class Bungalow Areas. Typically, GCBs have a minimum land area of 1,400 square metres (15,069 sq ft); however, when GCB Areas were gazetted in 1980, they included some smaller existing sites. These are still considered GCBs as they would be bound by the other GCB planning rules if they were to be redeveloped. For instance, such plots cannot be further sub-divided and they cannot be built more than two storeys high (plus an attic and a basement)."

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    Quote Originally Posted by hopeful View Post
    I correct what i say earlier, all bungalows are detached. all detached are bungalows.
    all GCB are detached, but not all detached are GCB.

    a very informative book for those interested
    https://www.ura.gov.sg/uol/publicati...handbooks.aspx
    pg 83
    LANDED HOUSING
    1 Landed housing are low-rise/low density residential development. There are various landed housing forms in Singapore. They are categorised according to the following:
    (a) Land title
    (i) detached house (bungalow);
    (ii) semi-detached house;
    (iii) terrace house I or II.
    (b) Strata title (No condominium status allowed)
    (i) strata detached houses (bungalows);
    (ii) strata semi-detached houses;
    (iii) strata terrace houses;
    (iv) mixed strata landed housing.
    DETACHED HOUSES OR BUNGALOWS
    2 A detached house or bungalow is a free standing dwelling unit within a plot of land – see Figure 1. The plot can vary in size. For plots outside the good class bungalow areas (GCBA), they should have a minimum plot size of not less than 400m² unless the existing lots are already subdivided with a land area less than this. The bungalow plots in the GCBA should have a minimum development size of 1400m². All bungalow plots are subject to a maximum site coverage control of 35%, 40% or *45% depending on the plot size - See para 9.

    once again, google is your friend.
    thanks for confirming!

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