URA Draft Masterplan 2008 to turn Kallang Basin into mini Sentosa Cove

Source : New Paper - 24 May 2008

Kallang property prices set to go up?

A BUSTLING beachfront precinct with waterfront homes, offices, hotels, shopping malls and entertainment outlets.

Think Sentosa Cove, but on a smaller scale. And perhaps, not so pricey.

That will be the new face of Kallang Basin in years to come.

This makeover is one of the initiatives of the Draft Master Plan 2008, launched by Minister of National Development Mah Bow Tan yesterday.

For property speculators and homeowners in that area, this makeover can spell only one thing -higher property prices.

The one thing some residents want to know is: how much is the value of my place expected to rise?

There are two small Housing Board (HDB) estates with less than 20 blocks in that area, and both overlook Kallang Basin.

The Riverine, a 96-unit apartment project which was launched a year ago, will be the first private residential project to be completed in Kallang Riverside.

Auditor Justin Lee, who lives in a four-room HDB flat there, said: ‘The redevelopment sounds exciting. At last, they’re going to spruce up this area. I think this place has potential, since there’s a beach here and it’s near to town.

An artist’s impression of the revamped Kallang Basin. –Picture: URA

‘It’ll be a while before the whole place is revitalised and, by then, I’m sure the value of my place would have gone up.’

Mr Lee, who is in his 30s, paid more than $200,000 for his place some two years ago.

Property-watchers we spoke to agreed that property prices in that area will certainly head up once construction there starts.

But it’s still early days yet, especially for those hoping to cash in now.

PropNex’s chief executive Mohamed Ismail said: ‘There won’t be any immediate impact on prices today. If anything, the value of homes there will hold well now because of the news.

Still Early

‘We may not see the price increase today, tomorrow or a few months to come. But in a few years’ time, this place will command a premium because of the transformation.’

He reckoned that when construction begins, buyers can be expected to pay a premium of 10 to 15 per cent above its usual price.

The proximity to town, the Marina Bay Sands integrated resort, and the new Sports Hub will bode well for homeowners there, he said.

‘People who want to invest in that place now will not be wrong in the long run. When things start coming up, such as the Sports Hub, the new MRT station and basic infrastructure, rentals and prices in that area will go up too,’ he added.

Mr Eugene Lim, an assistant vice-president with ERA Realty Network, also believes that one can expect a run-up in terms of property prices there.

But don’t expect a 10-per-cent increase in price now because nothing is concrete yet, he said.

‘It’s a 10 to 15 years’ project and will not happen straightaway.

‘But when plans are more concrete, land parcels are sold and developers start to announce their projects, prices in that area will increase. In 15 years’ time, prices there could even double what it is today.’

The Kallang Riverside area today is a quiet neighbourhood, home to a few flatted factories and a hangout for wakeboard enthusiasts.

While some are relishing the thought of a mini Sentosa Cove by their doorstep, others are not so hot about it.

Fishball noodle seller Tan Boey Khim, who lives in a four-room HDB flat just opposite the Kallang Basin, would prefer the area to remain status quo.

Mr Tan has been selling his noodles in a market there for the last 30 years.

The 66-year-old paid about $190,000 for his flat two years ago.

Right now, he enjoys an unblocked, picturesque view of the Kallang Basin all the way to Tanjong Rhu, the Marina Bay area, East Coast Park and even the Singapore Flyer.

For him, redevelopment means more noise, dust and traffic inconveniences from the construction.

Mr Tan said in Mandarin: ‘The plans don’t matter to me. I don’t even know if I will still be around when this whole area is redeveloped. Anyway, it’s still too early for me to think about selling this place for a profit.

‘I like the area, the view and proximity to town. I just hope it doesn’t become too crowded.’

The changes

• More than 4,000 private homes withwaterfront views west of Kallang River.
• Office, hotel, retail and entertainment space.
• Hotel cluster with some 3,000 rooms.
• Old Kallang Airport conserved, sold and adapted to new uses.
• Promenade along Kallang River andRochor Canal to be upgraded.
• Kallang Riverside Park to the west ofKallang River will be upgraded withabeachside lagoon.
• Integrated second-storey linkway from Kallang MRT station to the new Sports Hub, with shops lining the way.
• Sports Hub will have new National Stadium, Aquatic & Water Leisure Centre, Multi-Purpose Indoor Arena, the Singapore Indoor Stadium.

- Draft Master Plan 2008 -

• More homes

Punggol and Sengkang to be further developed.

New housing options in Queenstown, Bukit Merah, Bedok, Clementi and Yishun.

• A business magnet

New growth areas in Tanjong Pagar, Beach Road/Ophir-Rochor corridor to be developed.

Commercial hubs outside the city to offer alternatives for businesses and provide jobs closer to homes.

This includes Jurong Lake District, Kallang Riverside and Paya Lebar Central.

• An exciting playground

The Leisure Plan showcases a range of facilities, including a150km round-island route for joggers and cyclists.

The Draft Master Plan 2008 is open for public viewing and comments from 23 May to 20 Jun 2008.

The exhibition is at the URA Centre on Maxwell Road.

Malay Village to be torn down in 2011, but stallholders remain upbeat

Source : New Paper - 24 May 2008

‘There is a bright future’

The Malay Village is to be torn down in 2011, but some of the current stall holders were upbeat about the changes.

Malay Village Pte Ltd’s general manager Jeffrey Chan told The New Paper that he welcomed the news.

In a report in The New Paper on 12 Apr, Mr Chan, 35, said he had submitted a $50 million plan to the Housing Board (HDB) to revamp the village.

He said: ‘The plans we submitted to HDB last month seems close to what the URA (Urban Redevelopment Authority) wants. We are happy to hear that there will be a civic centre and space for cultural performances because it goes with what we plan to offer.’

He said his company wants to amend and resubmit its plans within two weeks to HDB.

When asked if he is confident of getting an approval, he would only say that he ‘remains positive’.

This despite being aware that the commercial use of the land might be shelved, which means that his plans may not be usable.

Mr Chan said that URA’s plans are not set in stone yet. ‘So we hope that when a decision on usage of the space is finally made, HDB will approve our commercial plans.’

The Malay Village was set up in 1989 to showcase traditional Malay village life but, over time, it has been labelled a white elephant.

Presently, its tenants are an odd mix of shops selling anything from traditional Malay clothes and woodcraft to frozen meat and fruits.

Despite the news that she has only three years left for business, Ms Siti Suhaila Yahya of Wayan Retreat Balinese Spa said that she is hopeful of remaining in the area beyond 2011.

The spa owner spent $250,000 to renovate her spa and hire more employees early this month.

The 30-year-old said: ‘I look forward to making the best use during this period, but I would like to assure the Malay community that we will retain our presence in Geylang Serai.’

She has another branch in Bussorah Street, off Arab Street.

She said: ‘I hope that URA will engage the existing tenants and give us priority (to be involved) in their redevelopment plans.’

Staying On

Other tenants expressed similar interest in staying on.

One of them is Mrs Ramlah Karim, 63, who shifted her bridal outfit shop to Malay Village in January due to lower rents there. Her shop used to be at Jalan Pisang off Arab Street.

She said: ‘True, there’s not much walk-in traffic and I get by on my regulars, but the place is growing on me… I like the richness of culture here and I believe there is a bright future for business when the new market and mall are ready next year.’

Nigerian tourist Lawal Musawa, 46, who was shopping with his wife at a boutique selling traditional clothes, felt the Malay Village was a ‘natural setting’ that the Malays should be proud of.

When told it will be torn down, he said: ‘This is one of the places in Singapore to see what a Malay settlement is like. If it looks too new, I don’t think tourists like me will appreciate the culture, even if there are performances.’

The Changes

UNDER the Urban Redevelopment Authority’s Draft Masterplan 2008, the estimated 2.2-ha area of the Malay Village:

• Will be incorporated as part of a larger Paya Lebar Central area.
• Will be transformed into a civic centre, a plaza and a pedestrian mall, but will keep the culture and heritage of the area.
• Will house a community club, a Community Development Council office and, maybe, a community library in he civic centre.
• Will have more space for stalls during the Hari Raya bazaar at the pedestrian mall.
• Will have open spaces for stalls and activities in front of the civic centre, about the size of HDB Hub in Toa Payoh.