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Thread: Former HUDC Braddell View to be put up for en bloc sale at S$2.08b

  1. #1

    Default Former HUDC Braddell View to be put up for en bloc sale at S$2.08b

    Former HUDC Braddell View to be put up for en bloc sale at S$2.08b

    By Johannes Tjendro

    19 Mar 2019 04:39PM (Updated: 19 Mar 2019 04:57PM)


    SINGAPORE: Singapore's largest private residential estate, Braddell View, will be put up for collective sale for S$2.08 billion next week, marketing agent Colliers International announced on Tuesday (Mar 19).

    This comes after more than 80 per cent of the owners in the development signed a collective sale agreement one year after the signing process began in February 2018.

    A former Housing and Urban Development Company (HUDC) estate, Braddell View was the last HUDC to be privatised in March 2017 - opening up the way for an en bloc sale. Six months later, the collective sale committee was formed.

    The 1.14 million sq ft hilltop site - which is made up of two lots measuring about 618,000 sq ft and 525,000 sq ft - is the largest among the 18 former HUDC estates islandwide.

    “Given that this is a sizable development, it is likely to see interest coming from a consortium of developers," said Colliers International managing director Tang Wei Leng.

    "In the coming weeks, we will be engaging the authorities to seek more clarity on traffic impact study, the feasibility of a phased redevelopment of the site, and even explore the possibility of selling the site as two separate plots,” said Ms Tang.

    The public tender will open on Mar 27 and close on May 28.

    The estate is accessible from Braddell MRT station on the North-South Line, and Caldecott MRT station on the Circle Line and the future Thomson-East Coast Line expected to be completed next year.

    Amenities around the site include Mount Alvernia Hospital, Marymount Convent School, Raffles Institution and Raffles Girls' School (expected to be completed end-2019), as well as MacRitchie Reservoir Park.

    "These excellent attributes make the Braddell View site stand out from the rest and will present developers with an opportunity to create a signature project that will elevate their profile throughout the region."

    OWNERS HAVE BEEN "OPEN-MINDED" AND "ENGAGED"

    The Urban Redevelopment Authority (URA), under its Master Plan 2014, has earmarked the site as residential with a gross plot ratio of 2.1. This translates to a proposed total gross floor area of about 2.4 million sq ft.

    Colliers estimates that up to 2,620 new units with an average size of about 915 sq ft could be built on the site, subject to approval by the authorities.

    Braddell View currently comprises 918 units of apartments, maisonettes and penthouses, as well as two shops.

    "We will do our best to gather as much information as we can to help prospective tenderers assess the merits of the plot, as well as minimise potential risks and lower the level of uncertainty," said Ms Tang.

    In 2017, then chairman of Braddell View management committee Mr Alex Teo said that the estate hoped to increase the plot ratio to either 2.8 or 3.2 before it launched an en bloc sale.

    Mr Teo also said that if the plot ratio was raised to at least 2.8, the estate could pocket nearly S$3 billion.

    "I am heartened that owners have been open-minded, engaged and committed throughout the entire signing process, cognisant of the fact that the estate is ageing and in need of rejuvenation," Mr Teo said.

    With the reserve price tagged at S$2.08 billion, homeowners can expect to receive between S$2.04 million and S$4.03 million per property, according to Colliers' estimation. The units range between 1,453 sq ft and 3,369 sq ft.

    Owners of commercial units, which span 194 sq ft and 517 sq ft, could receive about S$529,500 and S$1.2 million, respectively.

    The reserve price translates to about S$1,200 per square foot per plot ratio (psf ppr), and includes an estimated differential premium of about S$795 million to increase land use and top up the lease to a fresh 99 years. The initial 102-year lease term, which started in 1978, had a balance lease term of about 61 years.

    In response to Channel NewsAsia's queries, Ms Tang said that as in every collective sale, Braddell View owners had "understandably" hoped for higher plot ratio.

    "However, land use in Singapore is guided by the government’s Master Plan and Concept Plan," she said.

    SIGNING PROCESS NOT 'AN EASY TASK'

    Mr Teo, now chairman of the collective sale committee, said that the en bloc bid was not going to be easy from the onset.

    "We started the signing process a year ago and we knew then that it would not be an easy task given the large number of owners in the estate," he said.

    Some residents had reportedly voiced unhappiness over the fine print of the deal, such as the method that would be used to divide the earnings should the en bloc sale proceed.

    In spite of the reported resistance, the owners of 741 units signed the deal before the February deadline, according to a notice put up by lawyers in charge of the en bloc sale.

    Their combined ownership - 80.2 per cent of the total share value and 80.1 per cent of the total area of all lots - was enough to trigger a collective sale.

    To reach the 80 per cent consensus, Ms Tang told Channel NewsAsia, Colliers had "worked tirelessly" with the collective sale committee by "maintaining open communication, being transparent about the process, listening to the views of the stakeholders involved, keeping all owners engaged in the discussion, and providing timely and relevant market insights and assessment".

    She also noted the influence market conditions might have had on the owners' decision.

    "Based on our observation, the market conditions have created a sense of urgency among the owners, providing impetus for them - particularly those who are sitting on the fence - to agree to put the development up for collective sale," she said.

    However, they also considered other more personal matters such as replacement home options as well as their housing needs, she added.

    When asked about owners who were against the en bloc, Ms Tang highlighted the avenue minority owners have to voice their concern.

    "Under collective sale laws (they can) raise their objection to the Strata Titles Boards after the majority owners file an application, when they manage to secure a buyer for the site."

    Source: CNA/jt(aj)

  2. #2

    Default Re: Former HUDC Braddell View to be put up for en bloc sale at S$2.08b

    Braddell View in bid to sell en bloc for $2.08b

    Depending on the size of their units, Braddell View's residential owners stand to receive between $2.04 million and $4.03 million, while commercial shop owners can get between $529,500 and $1.2 million.

    Mar 20, 2019


    Braddell View is trying its luck for a collective sale via public tender of its sprawling hilltop site for $2.08 billion on March 27.

    The tender for the largest of Singapore's 18 former Housing and Urban Development Company estates will close at 3pm on May 28.

    This is the second megasite in a month to jump on the collective sale bandwagon even as prospects are dimming, with many developers expected to give such sites a miss due to higher land acquisition costs after last year's cooling measures. A number of big projects have closed their tenders without a bid recently.

    But this has not deterred Pine Grove from launching its 660-unit site in Ulu Pandan Road in late February, after finally getting the 80 per cent mandate when it raised its asking price to $1.86 billion.

    Two others - Mandarin Gardens and Dairy Farm - have also raised their reserve prices to $2.927 billion and $1.84 billion respectively to try to get the requisite 80 per cent before their collective sale agreements expire on March 24 and April 6.

    Given Braddell View's size, marketing agent Colliers International said it will seek "more clarity on the traffic impact study, the feasibility of a phased redevelopment, and even explore the possibility of selling the site as two separate plots".

    Braddell View was privatised in 2017 and sits on a 1.14 million square foot site, which comprises two land lots: a 618,221 sq ft lot and a 524,055 sq ft lot.

    The 102-year lease development has 61 years left on its lease.

    "Given that this is a sizeable development, it is likely to see interest coming from a consortium of developers," said Ms Tang Wei Leng, managing director of Colliers International.

    The 918-unit development can potentially yield up to 2,620 new units with an average size of 85 sq m or 915 sq ft, subject to Pre-Application Feasibility Study approval.

    Pine Grove can potentially yield more than 2,000 units as well.

    Braddell View's reserve price translates to a land rate of $1,199 per square foot per plot ratio, inclusive of the differential premium to intensify land use and to top up the lease to a fresh 99 years.

    Depending on the size of their units, residential owners stand to receive between $2.04 million and $4.03 million, while commercial shop owners can receive between $529,500 and $1.2 million.

    UPHILL JOURNEY

    It wasn't easy because we had so many people with many different views. But good sense prevailed in the end. There were people who wanted more, but we have to be realistic.

    Said educator and long-time resident Liew Beng Keong, 60: "It wasn't easy because we had so many people with many different views. But good sense prevailed in the end.

    "There were people who wanted more, but we have to be realistic."

    The site offers easy access to the Pan Island Expressway and Central Expressway, and is near three MRT stations - Braddell, Marymount and Caldecott.

    By 2020, the Caldecott station will be connected to the new Thomson-East Coast Line, while the upcoming North-South Corridor will also help to cut travelling time to the city when it is completed around 2026.

  3. #3

    Default

    Braddell View to launch S$2.08b en bloc bid

    1.14 million sq ft site has balance lease of about 61 years; owners stand to get S$2m-S$4m each

    WED, MAR 20, 2019

    RACHEL MUI


    SINGAPORE'S largest private residential site - Braddell View - will be launched for collective sale by public tender on March 27 at a reserve price of S$2.08 billion, with residential owners standing to receive between S$2 million and S$4 million each, marketing agent Colliers International said on Tuesday.

    This comes after 80 per cent of the owners, by both share value and strata area, agreed to put the development on the market.

    The reserve price works out to a land rate of S$1,199 per square foot per plot ratio, inclusive of the differential premium to intensify land use, and to top up the lease to a fresh 99 years which is estimated at S$795.1 million.

    The tender will close at 3pm on May 28.

    Braddell View's land area is 1.14 million sq ft, and the site has a leasehold tenure of 102 years from Feb 1, 1978, which translates to a balance lease term of about 61 years.

    The redevelopment site comprises two separate land lots, one that is about 618,221 sq ft, and another that is about 524,055 sq ft, Colliers said.

    The development in Braddell Hill is the largest of the 18 Housing and Urban Development Company (HUDC) estates in Singapore. It has 918 residential units and two commercial units. The residential units comprise 824 apartments, 78 maisonettes and 16 penthouses.

    The sizes of residential units at Braddell View range from 1,453 sq ft to 3,369 sq ft (about 135 sq m to 313 sq m). Depending on the size of their property, owners of the residential units stand to receive between S$2.04 million and S$4.03 million each, upon successful sale of the development, Colliers said.

    Meanwhile, owners of the commercial shops, which span 194 sq ft and 517 sq ft (18 sq m and 48 sq m), could receive between S$529,500 and S$1.2 million respectively.

    Tang Wei Leng, managing director at Colliers, said: "Given that this is a sizeable development, it is likely to see interest coming from a consortium of developers. We expect interested parties to conduct extensive due diligence on the site, and will do our best to gather as much information to help prospective tenderers assess the merits of the plot, as well as minimise potential risks and lower the level of uncertainty.

    "In the coming weeks, we will be engaging the authorities to seek more clarity on traffic impact study, the feasibility of a phased redevelopment of the site, and even explore the possibility of selling the site as two separate plots."

    Separately, Alex Teo, chairman of the Braddell View collective sale committee, said: "Acquiring the 80 per cent consensus to take the collective sale process forward is a key milestone in our en bloc sale journey. We started the signing process a year ago, and we knew then that it would not be an easy task given the large number of owners in the estate. I am heartened that owners have been open-minded, engaged and committed throughout the entire signing process, cognisant of the fact that the estate is ageing and in need of rejuvenation."

    Under the Urban Redevelopment Authority's Master Plan 2014, the site is zoned for residential use. It has a gross plot ratio of 2.1, and will have a proposed total gross floor area of about 2.4 million sq ft.

    The development, which was completed around 1981, was the last HUDC estate to be privatised. Its privatisation in March 2017 marked the closure of the government's privatisation programme for HUDC estates.

    Colliers estimates that up to 2,620 new residential units with an average size of about 915 sq ft could be built on the site, subject to approval from the relevant authorities.

  4. #4
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    Default Re: Former HUDC Braddell View to be put up for en bloc sale at S$2.08b

    Think chances of going through not high.

  5. #5

    Default Re: Former HUDC Braddell View to be put up for en bloc sale at S$2.08b

    developers would think twice now even if its just a $1b site. main issue is to sell ALL units within 5 years.

  6. #6

    Default Re: Former HUDC Braddell View to be put up for en bloc sale at S$2.08b

    Quote Originally Posted by bargain hunter View Post
    developers would think twice now even if its just a $1b site. main issue is to sell ALL units within 5 years.
    5% non remissible ABSD is $104m!

  7. #7
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    Default Re: Former HUDC Braddell View to be put up for en bloc sale at S$2.08b

    https://scontent-sin2-2.xx.fbcdn.net...e8&oe=5D129549


    Just spend a few hours and you got to know a lot of Why in the property market.

  8. #8

    Default Re: Former HUDC Braddell View to be put up for en bloc sale at S$2.08b

    anyone know how the premium of 795m was calculated?

    in my estimation to top up to 99 years should need less than 400m only.

    unless above premium value was based on assumption that developer will increase plot ratio from 2.1 to 2.8?

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    Default Re: Former HUDC Braddell View to be put up for en bloc sale at S$2.08b

    Quote Originally Posted by Tomutomi View Post
    anyone know how the premium of 795m was calculated?

    in my estimation to top up to 99 years should need less than 400m only.

    unless above premium value was based on assumption that developer will increase plot ratio from 2.1 to 2.8?
    Was told the present en Bloc is just going through the action only most likely fail.

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