Land Sold : 18 September 2023
Developer : Intrepid, Guocoland, CSC
This is the 3rd residential land plot named "Lentor Central", that was marked under Reserve List as part of URA's announcement on 7 June 2022.
Details on this land plot will be made available in Oct 2022.
Located mere minutes walk to Lentor MRT Station, this land plot can yield 475 residential units.
The Urban Redevelopment Authority (URA) has awarded the tenders for the sites at Lentor Central and Champions Way to the highest tenderers, namely Intrepid Investments Pte. Ltd., GuocoLand (Singapore) Pte. Ltd. and CSC Land Group (Singapore) Pte. Ltd. for the site at Lentor Central; and CDL Stellar Pte. Ltd. for the site at Champions Way.
The sites at Lentor Central and Champions Way were launched for tender on 12 April 2023 and 25 May 2023 respectively. The tenders for these sites closed on 12 September 2023. The sites were offered for sale on 99-year lease terms.
Details of the awarded sites and the successful tenderers are provided below:
| LOCATION | ALLOWABLE DEVELOPMENT | SITE AREA | MAXIMUM PERMISSIBLE GROSS FLOOR AREA (GFA) | SUCCESSFUL TENDERER | TENDERED PRICE ($PSM of GFA) | TENDERED PRICE ($PSF of GFA) |
|---|---|---|---|---|---|---|
| Lentor Central | Residential | 14,703.2 m2 | 41,169 m2 | Intrepid Investments Pte. Ltd., GuocoLand (Singapore) Pte. Ltd. and CSC Land Group (Singapore) Pte. Ltd | $435,166,426 ($10,570.25) | $435,166,426 ($982) |
| Champions Way | Residential | 14,432.5 m2 | 30,309 m2 | CDL Stellar Pte. Ltd. | $294,889,000 ($9,729.42) | $294,889,000 ($903) |
The Urban Redevelopment Authority (URA) closed the tender for the two sites at Lentor Central and Champions Way today.
The public tender for the two sites at Lentor Central and Champions Way were launched on 12 April 2023 and 25 May 2023 respectively.
This is not an announcement of tender award. A decision on the award of the tender will be made after the bids have been evaluated. This will be publicised at a later date.
ALLOWABLE DEVELOPMENT : RESIDENTIAL
SITE AREA : 14,703.2 m²
MAXIMUM PERMISSIBLE GFA : 41,169 m²
DATE OF LAUNCH : 12 APRIL 2023
DATE TENDER CLOSED : 12 SEPTEMBER 2023
LEASE PERIOD : 99 YEARS
| Ranking | NAME OF TENDERER | TENDERED SALE PRICE ($) | TENDERED SALE PRICE IN $PSM OF GFA | TENDERED SALE PRICE IN $PSF OF GFA |
|---|---|---|---|---|
| 1 | Intrepid Investments Pte. Ltd., GuocoLand (Singapore) Pte. Ltd. and CSC Land Group (Singapore) Pte. Ltd. | 435,166,426.00 | 10,570.25 | $982 |
| 2 | Frasers Property Phoenix Pte. Ltd. | 410,800,000.00 | 9,978.38 | $927 |
The Government today announced the Government Land Sales (GLS) Programme for the second half of 2022 (2H2022), which comprises six Confirmed List sites and eight Reserve List sites. These sites can yield about 7,310 private residential units, 94,750 sqm gross floor area (GFA) of commercial space and 530 hotel rooms.
The list includes the land plot at Lentor Central, placed on the Reserve List, with more information to be made available in Oct 2022.
Site Area : 14,703.2 m2
Maximum Gross Floor Area : 41,169 m2
Good Accessibility
The land parcel is located within the new Lentor Hills Estate which is envisioned as a sustainable and pedestrian-friendly neighbourhood amidst lush greenery.
Located in close proximity to the new Lentor MRT Station on the Thomson-East Coast Line, future residents will enjoy direct rail access to Woodlands Regional Centre, the Central Business District and other parts of Singapore.
Proximity to Schools, Future Amenities and Park Spaces
Established schools such as Presbyterian High School, Anderson Primary School, and CHIJ St Nicholas Girls’ School are located nearby.
Future residents can look forward to F&B options, shops, a supermarket and childcare facilities located within the upcoming mixed-use development at Lentor Modern and enjoy lush greenery and recreation choices at the future hillock and linear parks nearby.
Location : Lentor Gardens
Site Area (1) : 14,703.2 m2
Allowable Development : Residential
Maximum Gross Floor Area : 41,169 m2
Maximum Building Height (2)
Low-rise zone
5 storeys
High-rise zone
up to the maximum technical height control of 120 m SHD
Technical height
120 m SHD
Project Completion Period (3) : 60 months
Lease Period : 99 years
(1) Subject to final cadastral survey.
(2) Building height is based on Singapore Height Datum (SHD).
(3) Computed from the date of acceptance of the tender by the Authority up to date of issue of Temporary Occupation Permit for the whole of the proposed development.
Site Context
The Land Parcel is part of the new Lentor Hills Estate, which is set within a predominantly private housing area in Ang Mo Kio Planning Area. Lentor Hills Estate is bordered by Lentor Estate to the north, Teachers’ Housing Estate to the south, Sindo Industrial Estate to the west and a mix of private and public housing to the east.
The Land Parcel is designated for private housing development. It will be connected to Lentor MRT station on the Thomson-East Coast Line by covered linkways. The Land Parcel is in proximity to the future Lentor Modern development. It is also well connected to major arterial roads and expressways such as the upcoming North-South Corridor (NSC), and within easy reach to recreational facilities such as Thomson Nature Park, Yio Chu Kang Stadium & Sports Complex, and educational institutions such as Presbyterian High School, Anderson Primary School, and CHIJ St Nicholas Girls’.
Vision
Lentor Hills Estate is envisioned as a pedestrian-friendly neighbourhood set amidst lush greenery with good connectivity to public transport. It is intended to provide a mix of high-rise, medium-rise and landed housing options, as well as new amenities, such as retail options and a supermarket. Existing greenery on the site has been retained and will be developed into a hillock park to serve the neighbourhood.
The proposed development on the Land Parcel is envisioned to be wellintegrated with the greenery of the future Hillock Park and the green fingers extending from the park. It shall be lushly landscaped to enhance the overall sense of greenery in the area and include an attractive living environment that promotes an active lifestyle.
The Successful Tenderer is expected to build upon the unique context of the Land Parcel and employ innovative building typologies of appropriate form and scale in the proposed development that responds sensitively to existing developments (e.g. landed homes), the future Hillock Park, the future Linear Park, Lentor MRT Station, and the future Lentor Modern development.
| PARAMETERS | PROVISIONS / REQUIREMENTS |
|---|---|
| Site Area(1) | 14,703.2 m2 |
| Land use/Zoning | Residential |
| Type of Proposed Housing Development | The proposed residential development shall be for: a. Condominium; or b. Flats; or c. With prior written approval, a combination of flats and strata landed houses. Serviced Apartments will not be allowed. |
| Permissible Gross Floor Area (GFA) | Maximum GFA: 41,169 m2 Minimum GFA: 37,053 m2 Residential use with a minimum GFA of 500m 2 for Early Childhood Development Centre (ECDC) use. |
| Building Height(2) | a. Low-Rise Zone Up to a maximum of 5 storeys b. High-rise zone: Up to the maximum technical height control of 120m SHD The details are set out in Part IV (Condition 4.4.1) and as shown in the Control Plan. |
| Building Setback | The proposed development is subject to the building setback requirements as set out in Part IV (Condition 4.5) and as shown on the Control Plan. |
(1) Subject to final cadastral survey
(2) Building Height is based on Singapore Height Datum (SHD)
PLANNING AND URBAN DESIGN REQUIREMENTS
General Guidelines
The Planning and Urban Design Requirements as set out in Part IV are to be read in conjunction with the Control Plans and the Conditions and Requirements of Relevant Competent Authorities & Public Utility Licensees provided in the eDeveloper’s Packet.
Development Control
The Successful Tenderer shall comply with the Development Control (DC) Guidelines issued or may be issued by the Competent Authority under the Planning Act 1998, unless otherwise stated in the Technical Conditions of Tender.
In addition, regardless of when the development application is submitted to URA, the Successful Tenderer shall comply with the revised Gross Floor Area (GFA) and strata area definitions as set out in the circular “Harmonisation of floor area definitions by URA, SLA, BCA and SCDF” issued on 1 September 2022.
Where applicable, the Successful Tenderer’s Qualified Person shall submit a Development Statement of Intent (DSI), together with their development proposal to the Competent Authority under the Planning Act 1998 at the formal submission stage in compliance with prevailing guidelines and circulars issued by the Competent Authority.
Access into State Land
For the purpose of entering State Land to do any works for the purpose of or in relation to the proposed development as may be required under these present Technical Conditions of Tender or Conditions of Tender, the Successful Tenderer shall obtain a Temporary Occupation Licence (TOL) from the Singapore Land Authority (SLA) for use of the State Land. The TOL may be granted on such terms and conditions and subject to the payment of such charges and fees as the SLA may determine.
Existing Underground Structures
The Successful Tenderer shall be responsible, at his own cost and expense, to carry out his own site investigation to verify whether there is any substructure or other obstructions e.g. footings, piles, tree roots, etc. in the ground of the Land Parcel, and ascertain their effect on the proposed development, including the removal of such sub-structure or obstructions, if necessary. The Successful Tenderer shall be deemed to have notice of any sub-structure or other obstructions in the ground of the Land Parcel and shall not raise any objection or requisition whatsoever in respect of any such sub-structure or other obstructions.
Early Childhood Development Centre (ECDC) Facility
The Successful Tenderer is required to provide an Early Childhood Development Centre 1 (ECDC) within the proposed development. The ECDC shall occupy a minimum GFA of 500 m 2 and shall be computed as part of the permissible GFA for the proposed development. The ECDC is expected to accommodate up to 100 children.
The ECDC is required to be retained and operated for a minimum of 10 years from the date of the grant of licence for the ECDC. The ECDC shall not be strata subdivided and shall form part of the common property of the future residential development.
The ECDC shall comply with the requirements and guidelines established by the Early Childcare Development Agency (ECDA) for childcare centres (refer to the guideline published by ECDA “Guide on Setting Up an Early Childhood Development Centre” which is found on ECDA’s website: http://www.ecda.gov.sg).
The Successful Tenderer must inform ECDA when the Certificate of Statutory Completion (CSC) for the proposed development is obtained. The Successful Tenderer shall appoint an operator to run the ECDC. The operator shall comply with the requirements stipulated under the Early Childhood Development Centre Act 2017 and be licensed accordingly. The Successful Tenderer may approach ECDA for assistance in identifying an appropriate childcare operator.
After the initial 10-year period of operation, the Successful Tenderer may convert the ECDC space to other community-based uses, such as elder care centre, subject to approval of ECDA, URA, and relevant agencies. Only upon the confirmation of ECDA, URA and the relevant agencies that the ECDC space is no longer suitable or required for other community uses, the space can be:
a. Converted fully for communal social space use, e.g. gym, function rooms for the residential development; or
b. Converted for ancillary commercial use, subject to prevailing Development Control Guidelines (i.e. 0.3% of maximum allowable GFA). Any excess GFA will have to be converted for communal social space use.
The ECDC space is to be located near the perimeter and access point (e.g. main entrance) of the development to facilitate public access.
The Successful Tenderer shall provide a single access point for entry into the development, with adequate segregation of vehicular traffic between the residents and the ECDC, e.g. separate lanes within the development catering to residential and ECDC uses.
A dedicated pick-up/drop-off area for the ECDC shall be provided within the proposed development. All pick-up and drop-off activities of the ECDC should be contained within the proposed development and shall not be conducted along public roads at all times. The appropriate security and amenity measures shall be provided as part of the overall design of the proposed development to safeguard the residents’ privacy and living environment.
The Successful Tenderer is required to provide designated car parking spaces for the ECDC facility. The number of parking lots shall be based on the prevailing Parking Places (Provision of Parking Places and Parking Spaces) Rules.
Car parking spaces for the ECDC shall be located as close as possible to the ECDC to minimise walking distance between the two areas.
Inform home buyers of the ECDC facility
The Successful Tenderer shall also inform purchasers or sub-lessees of the residential units of the development on the provision of a ECDC with a minimum GFA of 500 m 2 within the development as specified in Condition 65.3.1(a) of the Conditions of Tender.
Building Form and Massing
The building form and massing of the proposed development shall be designed to respond to and relate sensitively to the natural topography of the site and the surrounding context.
The overall form is to be well-articulated to maintain visual porosity towards the future Hillock Park. Hence, the development shall not create a wall-like effect when viewed from all elevations. Please refer to URA’s circular “Sensitive Design and Development: An Industry Guide of Good Practices to Minimise Wall-Like Developments” dated 4 Mar 2010.
Building Facades
The facades of the proposed development fronting Lentor Central, the future Linear Park and the future Hillock Park shall be treated as main building elevations.
Facade design should adopt tropical design strategies to respond appropriately to Singapore’s tropical climate and be well articulated with a good proportion of solid (walls) and voids (fenestration), and elements of tropical architecture such as sky terraces, balconies, sun-shading louvres, deep recesses, window ledges, roof terraces, communal planter boxes and vertical green walls. Full glass façades are not allowed.
All services areas, including the refuse bin centre, mechanical and electrical plant, air-conditioning ledges, service balconies, ventilation shafts, etc., are to be located away from the future Linear Park, future Hillock Park and green fingers and be visually well-screened.
Site Porosity and Wind Corridor
Preliminary wind flow analyses based on Computational Fluid Dynamics (CFD) simulations indicate that providing building porosity and aligning wind corridors to predominant wind directions will enhance wind flow and ventilation through Lentor Hills estate and the Hillock Park.
Figure 1. Cumulative average wind speed contour map for North-East and South wind analyses, showing enhanced wind flow through the development and future Hillock Park with safeguarding of wind corridors and porosity requirements
A minimum 30m wide no-build zone, that is aligned with the predominant wind direction, as shown in the Control Plan, is to be provided to function as a wind corridor. Landscape decks, if proposed, can be located within the no buildzone.
If the Successful Tenderer wishes to submit any alternative proposal that deviates from the requirements, the Successful Tenderer shall conduct a CFD wind flow analysis based on the technical guidelines listed in Annex E, to illustrate how the average wind speeds through the developments of Lentor Hills Estate are impacted due to the proposed deviation(s) as compared to the existing baseline scenario (as shown in Annex E1).
Where the Authority is satisfied that the alternative proposal will serve to achieve the same planning objective in relation to enhancing ventilation and wind flow through the estate, the Successful Tenderer may be allowed to adopt such alternative proposal instead; in which event, the relevant provisions in this Part shall be deemed to be complied with. The Authority however reserves the absolute discretion to decide whether to allow any alternative proposal to be adopted.
