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Thread: People's Mansion successful enbloc ... more to cum in Geylang?

  1. #1
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    Default People's Mansion successful enbloc ... more to cum in Geylang?

    ST Reports: PEOPLE'S Mansion (http://www.virtualhomes.sg/peoplesmansion), a freehold residential development at Geylang Lorong 31, has been sold en bloc for $42.68M. Private firm Tomlinson Investment, which also developed the Tan Swie Hian Museum nearby, won the tender for the 37,497 sq ft plot. The site has a plot ratio of 2.8 and a maximum gross floor area of 104,991 sq ft. The price does not include a development charge. If it does, it will work out to $421 psf per plot ratio. The collective sale is subject to approval from the Strata Titles Board. People's Mansion has 32 apartments ranging in size from 1,313-1,496 sq ft. Urban Front Real Estate Pte Ltd, which handled the collective sale, said it can be redeveloped into a project with 115 units of an average size of 900 sq ft. Based on a caveat lodged, a unit at People's Mansion was sold for $521 psf in February. Next door, apartments at Torieview Mansions changed hands for $537-575 psf in May. Tomlinson Investment beat three other bidders to win People's Mansion. Its director Tan Tien Chi told BT that the company is discussing plans for the new project with an architect. According to Mr Tan, Tomlinson developed a few projects in Singapore some years back. One of these is Tan Swie Hian Museum, which showcases paintings, sculptures and other works of Cultural Medallion recipient Tan Swie Hian. Collective sales have been gradually making a return to the market. Last week, BT reported BS Capital's purchase of the Colourscan building at Kim Keat Road for just over $36M. Urban Front Real Estate told BT that it has been appointed to handle another potential collective sale, involving a residential site measuring around 20,000 sq ft in District 10.

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    Sure turn into another MM project

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    With plot ratios of 2.8 in most lorongs, including the even lorongs, the potential for enbloc is huge. Most of the apartments in Geylang are less than 10 storeys and plot ratio is not maximised. Plot ratio of 2.8 means the apartments can be built to 36 floors. From 6 floor to 36 floor? That is a multiple of 6x.

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    Quote Originally Posted by Wild Falcon
    With plot ratios of 2.8 in most lorongs, including the even lorongs, the potential for enbloc is huge. Most of the apartments in Geylang are less than 10 storeys and plot ratio is not maximised. Plot ratio of 2.8 means the apartments can be built to 36 floors. From 6 floor to 36 floor? That is a multiple of 6x.
    plot ratio and height limit r 2 different thingy

    recent MM projects in geylang r the best example

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    No height limit in Geylang - check URA plan. Plot ratio somewhat will affect the height of a building if you're not aware of it. High plot ratio means you can build more within a small land area, which means can go higher, provided there is no height control (in the case of Geylang). There is a rough gauge, for instance, if you see plot ratio of 1.4, usually the building would be around 5 storeys. It is not 100% accurate but reasonably close estimate. So a plot ratio of 2.8 in my mind, can hit at least 20 floors. Looking at the low lying nature of Geylang properties, I'm sure that is uplift in value by maximising the plot ratio.

    Yes, I know there is a difference between plot ratio and height limit.

    Quote Originally Posted by devilplate
    plot ratio and height limit r 2 different thingy

    recent MM projects in geylang r the best example

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    Quote Originally Posted by Wild Falcon
    No height limit in Geylang - check URA plan. Plot ratio somewhat will affect the height of a building if you're not aware of it. High plot ratio means you can build more within a small land area, which means can go higher, provided there is no height control (in the case of Geylang). There is a rough gauge, for instance, if you see plot ratio of 1.4, usually the building would be around 5 storeys. It is not 100% accurate but reasonably close estimate. So a plot ratio of 2.8 in my mind, can hit at least 20 floors. Looking at the low lying nature of Geylang properties, I'm sure that is uplift in value by maximising the plot ratio.

    Yes, I know there is a difference between plot ratio and height limit.
    den how come the recent launches in geylang all below 10th flr

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    Dunno. Maybe got topography problem or developers dun wanna pay so much development charge? Need to check...

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    Quote Originally Posted by devilplate
    den how come the recent launches in geylang all below 10th flr
    BUILDING HEIGHT

    3 The allowable building height is guided by the Geylang Urban Design Guidelines (GUDG). Except for Lorongs 17 and 27A, the building height control for sites within the main street block is 5 storeys. Sites within the inner street block, including Lorong 17 & 27A, are controlled at 8 storeys.(See Figure A2)

    Figure A2: Geylang Urban Design Guidelines as at 5 April 2004 MAIN STREET BLOCKINNER STREET BLOCKDESCRIPTION/
    LOCATION
    Design Controls for redevelopment proposals along Geylang Road, Sims Avenue, Guillemard Road, Lorong 17 and Lorong 27A (eastern street block)
    Design Controls for redevelopment proposals within the inner street blocks and along Lorong 22, Aljunied Road and Lorong 27A (western street block)
    BUILDING HEIGHT
    Along Geylang Road, Sims Avenue, Guilemard Road
    * Not more than 5 storeys
    Not more than 8 storeys
    Along Lorong 17, Lorong 27A (eastern street block)
    * Not more than 8 storeys
    FLOOR-TO-FLOOR HEIGHT
    1st storey: 3.6 m
    Measured from the minimum platform level stipulated by Drainage Department (PUB).

    Subsequent storeys: 3.2 m

    For proposals involving conserved buildings, the floor-to-floor height of the rear extension can be allowed to tie in with the corresponding floor-to-floor height of the conserved portion.
    BUILDING LINE
    Front
    To about road reserve line/service road except for residential developments along Guillemard Road
    Front
    For inner Lorongs
    * 3.0m from road reserve (including 2.0m green for trees planting – except for landed houses).
    For Lorong 22/Aljunied Road
    *7.5m from road reserve (including 3.0m green for trees planting – except for landed houses).
    Rear
    To abut rear service road.
    Rear
    The rear building line is to be taken either from the rear boundary line or the road reserve line where applicable.
    Minimum setback:
    With backlane: 1.0m
    Without backlane: 4.0m
    REAR SERVICE ROAD
    Commercial Buildings
    To provide a 7.6m wide service road for developments facing Geylang Road.
    To safeguard existing rear service road, if any.
    Other Cases
    To safeguard existing rear service road, if any
    COVERED WALKWAY
    To be provided along the front of the building with column expressed.
    The width is to be determined on individual merits. A width of 3.0m inclusive of column is to be used as a guide.
    Not required for full residential development along Guillemard Road.
    Not required.
    OTHER REQUIREMENTS
    PARTY WALL
    Building is to be built from party wall to party wall.
    For inner street block, minimum depth of the party wall is 4.0m.
    ROOF FORM
    To be determined on individual merits.
    ACCESS TO CAR PARK & BIN CENTRE
    To be taken from the rear service road. Access from the main street is discouraged.
    AIR CONDITIONER UNITS & LEDGES
    Air conditioner units are to be located out of sight from public roads. Air Conditioner ledges are allowed to encroach up to 0.5m onto the rear setback for the inner street blocks.
    For Conservation buildings, the prevailing guidelines regarding the location and screening of mechanical and electrical services will apply

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    Oh... Thanks for the info. The height restrictions did not appear in the URA height control masterplan. Hmm... looks like most lorongs would be restricted by 8 floors? It appears the guidlelines only apply to non-residential? But I notice most of the residential there are earmarked for "mixed developments" which probably explain why the guidelines apply? Confusing.
    Last edited by Wild Falcon; 10-07-10 at 22:03.

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    Geylang lorongs got height restriction lah. Period

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    Quote Originally Posted by Geylang OKT
    Geylang lorongs got height restriction lah. Period
    do u noe the profile of the buyers who bot those MM projects recently?

    wonder any pimps bot few units to operate there in future

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    Quote Originally Posted by devilplate
    do u noe the profile of the buyers who bot those MM projects recently?

    wonder any pimps bot few units to operate there in future
    wont be surprised .. day b4 preview hutton agents were giving out flyers like lelonging d24 durians

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    Quote Originally Posted by devilplate
    do u noe the profile of the buyers who bot those MM projects recently?

    wonder any pimps bot few units to operate there in future
    To be frank, we prefer to house them in older but cheaper and larger units, like Crystal Mansions (Lor 6), Sunflower Court (Lor 6), Torieville (Lor 6), Canberlin Lodge (Lor 6), Crystal Lodge (Lor 16), Canberlin Apts (Lor 16), Wing Fong Court and Wing Fong Mansions (Lor 14), Familie Mansions (Lor 8) and some walkup apts in the vicinity of Lor 10 and Lor Talma

    These newer MM units... totally not worth it from OKT point of view.

    Put it this way...

    1 mattress 1 night = $10.
    1 room = 6 mattress = $60.
    3 rooms = 3 x 60 = $180.

    1 month can earn about $5k+ just for lodging only for a 3BR apt.

    Besides the obvious lack of space, so why buy MM units at >$1000psf when you can buy the above for a mere $520psf to $600psf???

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    Quote Originally Posted by Geylang OKT
    To be frank, we prefer to house them in older but cheaper and larger units, like Crystal Mansions (Lor 6), Sunflower Court (Lor 6), Torieville (Lor 6), Canberlin Lodge (Lor 6), Crystal Lodge (Lor 16), Canberlin Apts (Lor 16), Wing Fong Court and Wing Fong Mansions (Lor 14), Familie Mansions (Lor 8) and some walkup apts in the vicinity of Lor 10 and Lor Talma

    These newer MM units... totally not worth it from OKT point of view.

    Put it this way...

    1 mattress 1 night = $10.
    1 room = 6 mattress = $60.
    3 rooms = 3 x 60 = $180.

    1 month can earn about $5k+ just for lodging only for a 3BR apt.

    Besides the obvious lack of space, so why buy MM units at >$1000psf when you can buy the above for a mere $520psf to $600psf???
    spot on.....

    this MM units for those investor wanna be but only have about $50k to $100k in cash and CPF combined to play... I am not surpised that more than 1 agent partner each other to play play. Hope to catch a sucker fish.

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    smaller developers are coming in ..... Hmmmm... Small fish comes... Big fishes will come later..... to chase after the smaller fish... haha

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    What's the name of the new project sitting on the former site of People's Mansion?






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