Measures to Improve the Living Environment for Non-Landed Residential Estates

[mcmlxxvi]

Death of small quiet exclusive projects... :-(

http://www.ura.gov.sg/circulars/text/dc11-14.htm

[Laguna]

Geylang is the worst

[mcmlxxvi]

MMs likely to disappear also. TKurau, Kovan and Joo Chiat/Jalan Eunos singled out as immediate problematic estates requiring more stringent regulation of max no of units per 1000sqm plot. MMs will become rare and thus price will go up... ;-) Rentals will also be affected as future launches will not have anything below 2.8k pm due to forced bigger sizes of units and higher share of maintenance fees to cover.

[Laguna]

cannot figure out why Jalan Eunos? is it becos of Euhabitat?
there are not many MM in that location as in the Appendix...

[hyenergix]

This spells e end of bull run for landed properties prices.

[mcmlxxvi]

Geylang is the worst

Oh ya surprised why Geylang is not singled out. It was mentioned however as part of conservation area. Maybe those fall outside of the plot ratio restrictions or already have strict restrictions... But looking at projects like Centra Suites, Studios, Melosa, Viento, La Fleur, Prime Residence etc I seriously doubt so.

[twinkle]

MMs likely to disappear also. TKurau, Kovan and Joo Chiat/Jalan Eunos singled out as immediate problematic estates requiring more stringent regulation of max no of units per 1000sqm plot. MMs will become rare and thus price will go up... ;-) Rentals will also be affected as future launches will not have anything below 2.8k pm due to forced bigger sizes of units and higher share of maintenance fees to cover.

Tot developer would be more worried and home buyer protected.

[Laguna]

I think all these ppl nvr know the existence of MM in Geylang
so I just sent to the person in charge of this link
http://forums.condosingapore.com/sho...022#post209022

and wait for his response...LOL

[august]

about time!

[teddybear]

Average size per unit is 70 sqm!
Death of MM in these areas!

MMs likely to disappear also. TKurau, Kovan and Joo Chiat/Jalan Eunos singled out as immediate problematic estates requiring more stringent regulation of max no of units per 1000sqm plot. MMs will become rare and thus price will go up... ;-) Rentals will also be affected as future launches will not have anything below 2.8k pm due to forced bigger sizes of units and higher share of maintenance fees to cover.

[Laguna]

Average size per unit is 70 sqm!
Death of MM in these areas!

so, those who bot ::: Huat....

[Laguna]

not really, if it is a big piece of land, with townhouses, then they still can build MM, so long as the total number is within the limit.

[devilplate]

Cfm no more enbloc for tk....lol....how to sell all 100sqm per unit?

70sqm still ok....2bdr ....

For plot ratio above 1.4 still can build mm mah....still got mmmmmmmmmmsssssss

[august]

think you all are mistaken. The formula is:

Maximum number of DUs per development ≤ (MP Allowable GPR[1] x Site Area)/70 sqm

means cannot build more than certain number of units. It doesnt say how small or big the units can be. E.g. may be build 10 big units and then 2 mm hahaha

[teddybear]

Yes, but average per unit must be 70 sqm right? So you will never see whole blocks totally full of MM units all <70 sqm again!

think you all are mistaken. The formula is:

Maximum number of DUs per development ≤ (MP Allowable GPR[1] x Site Area)/70 sqm

means cannot build more than certain number of units. It doesnt say how small or big the units can be. E.g. may be build 10 big units and then 2 mm hahaha

[Tripp]

Based on URA's Master Plan 2008, Geylang's plot ratio is 2.8.

Maybe that's why it isn't singled out in the URA circular?

Are the lorongs wider than those in TK/Kovan/Jalan Eunos areas?

[mcmlxxvi]

1,000 sqm = 10,763 sqft

By formula, max allowable units in TK will be 1.4 x 1000 / 100 = 14
For others low-rise landed plots will be 1.4 x 1000 / 70 = 20

Quick check on recent launches based only on plot size (only 5-storey max ones):

Rezi 26: 26,625 sf PASS
Water Edge: 17,073 sf PASS
Viento: 8,203 FAIL
Prime Residence: 7,707 FAIL
Melosa: 9,701 FAIL
Central Imperial: 14,446 PASS
Suites @ Eunos: 10,632 FAIL - ALMOST PASS
EIS Residences: 7,630 FAIL
Kovan Grandeur: 28,655 PASS
The Vue: 18,197 PASS
Loft @ Rangoon: 4,922 SUPER FAIL
Vibes @ Kovan: 7,783 FAIL (but GPR 3.0)

[Laguna]

Based on URA's Master Plan 2008, Geylang's plot ratio is 2.8.

Maybe that's why it isn't singled out in the URA circular?

Are the lorongs wider than those in TK/Kovan/Jalan Eunos areas?

strange, 2.8 plot ratio with a height control of 5 storey if not wrong
traffic at least 3 times worst

[august]

Yes, but average per unit must be 70 sqm right? So you will never see whole blocks totally full of MM units all <70 sqm again!

it actually doesnt say how small the unit can go..

e.g. GPR = 1.4, say land size is 1000 sqm
so max number of units allowed to build must be equal or less than = (1.4 x 1000)/70 = 20 units

since GFA = 1400 sqm, avg size of unit (assuming 20 units) = 1400/20 = 70 sqm.
but developer can also build less units e.g. two MM each 25 sqm plus 10 big units each 135 sqm.

[mcmlxxvi]

strange, 2.8 plot ratio with a height control of 5 storey if not wrong
traffic at least 3 times worst

Weird indeed. But one thing for sure. The authorities are listening to the feedback from the ground indeed and taking action! Really commendable.

[mcmlxxvi]

it actually doesnt say how small the unit can go..

e.g. GPR = 1.4, say land size is 1000 sqm
so max number of units allowed to build must be equal or less than = (1.4 x 1000)/70 = 20 units

since GFA = 1400 sqm, avg size of unit (assuming 20 units) = 1400/20 = 70 sqm.
but developer can also build less units e.g. two MM each 25 sqm plus 10 big units each 135 sqm.

Sure, but to go to such extremes of having super small units alongside big luxurious ones will not really do well for the project right? The two segments are quite mutually exclusive, ie one doesn't like to live in same complex as the other...

[teddybear]

But they can't build more than 20 units of 70 sqm MM! That is to say, e.g. they can't build 40 units of MM each of 35 sqm! (e.g. like Prestige Height).

it actually doesnt say how small the unit can go..

e.g. GPR = 1.4, say land size is 1000 sqm
so max number of units allowed to build must be equal or less than = (1.4 x 1000)/70 = 20 units

since GFA = 1400 sqm, avg size of unit (assuming 20 units) = 1400/20 = 70 sqm.
but developer can also build less units e.g. two MM each 25 sqm plus 10 big units each 135 sqm.

[twinkle]

Hmmm...So does it also means that MM++ units have to be made more affordable by developer for it to sell?

[mcmlxxvi]

Hmmm...So does it also means that MM++ units have to be made more affordable by developer for it to sell?

I think we will simply see a lot less of them. If there is a cap on number of units in a plot, and you have that much an area, you will build units large enough to cover all allowed areas.

[fiat500]

I think we will simply see a lot less of them. If there is a cap on number of units in a plot, and you have that much an area, you will build units large enough to cover all allowed areas.

seems like mm units might gona be a collectors item soon..

so in actual fact,is it a good thing or bad thing from investors point of view for this new rule to take place?

[howgozit]

I don't think it spells the end of MMs.

MMs are still money spinners for developers as they command the high psfs. This move however puts more constraints on the developers on how they can build.

The way developers think is like any other business, ie. what are the returns? Basically what it means is that they will just price it accordingly to achieve the same returns as they did before rule or no rule, so chances are.. they will price up.

Unless Basic's predictions come true (which I don't discount)... prices may head north bcoz of this

[azeoprop]

Maybe we will see the birth of 4 bedder MMs at 100sqm, 3 bedder MM at 70sqm. Sell at standard 4 bedder and 3 bedder price. Dual key 70sqm and triple key 100sqm MM units.

[edwinleeap]

Maybe we will see the birth of 4 bedder MMs at 100sqm, 3 bedder MM at 70sqm. Sell at standard 4 bedder and 3 bedder price. Dual key 70sqm and triple key 100sqm MM units.

You may just be right. Sharp mind. Implications could mean lesser big sized 3 to 4 bedders.

[hyenergix]

I thought it is an indirect rule to clamp down on MM.

Most MM apartments are studios,1, 1+1 or 2 bedders, a just a few 3 bedders. If this restricts the number of smaller MMs, then there is little incentive for developers to build 3 or 4 bedders MMs: assume 800 sqft 3 bedders x $1400 psf = $1.12 million - hard to sell. MMs are suppose to have lower quantum and lower risk for developers and buyers.

It is very likely that developers will not risk at this economic condition to build so many larger MMs. This translates to lower chances of landed property being sold for MM development. Hence, preserving the landed property ambience.

[Eastboy]

i welcome this new regulation.

the quantum will not change, but the psf will drop, which will calm areas like TK. it is way overboard that a 800sqft unit can cross the $1million dollar mark in TK/Joo Chiat.

what i foresee is that while en-bloc sales will definitely be more cautious in plot 1.4 areas now, but it will also protect the reputation/status of landed in these areas. landed will become even MORE rare now and i am glad that they are curbing small-time developers from building monster units next to relaxing landed property.

as for whether MMs will be in 'demand', i must say that it is still 'untested'....as in how high rentals can go in TK/Joo Chiat areas. MMs in CCRs definitely no prob, it is the more niche areas like TK/Joo Chiat that needs more caution.

MMs will actually rejuvenate the character of Geylang (old and messy now) and hence URA is not really concerned. whereas there are many landed residents in TK who have a bigger voice in pushing their MPs to do something.