The Lorong 1 Toa Payoh GLS land plot occupies the site of the former Police Security Command, announced on 8 Nov 2022 to be moving out to make way for a residential development.
The land plot occupies a central location near Braddell MRT Station and within an area which does not have many private residential developments.
15 Nov 2023
The Urban Redevelopment Authority (URA) has awarded the tenders for the sites at Clementi Avenue 1, Pine Grove (Parcel B) and Lorong 1 Toa Payoh to the highest tenderers, namely CSC Land Group (Singapore) Pte. Ltd. and Caspian Residential 3 Pte. Ltd. for the site at Clementi Avenue 1; Golden Ray Edge 3 Pte. Ltd. for the site at Pine Grove (Parcel B); and CDL Constellation Pte. Ltd., Frasers Property Phoenix Pte. Ltd. and Sekisui House, Ltd. for the site at Lorong 1 Toa Payoh.
The sites at Clementi Avenue 1 and Pine Grove (Parcel B) were launched for tender on 15 August 2023 while the site at Lorong 1 Toa Payoh was launched on 5 September 2023. The tenders for these sites closed on 7 November 2023. The sites were offered for sale on 99-year lease terms.
| LOCATION | ALLOWABLE DEVELOPMENT | SITE AREA | MAXIMUM PERMISSIBLE GROSS FLOOR AREA (GFA) | SUCCESSFUL TENDERER | TENDERED PRICE ($PSM of GFA) |
|---|---|---|---|---|---|
| Clementi Avenue 1 | Residential | 13,451.1 m2 | 47,079 m2 | CSC Land Group (Singapore) Pte. Ltd. and Caspian Residential 3 Pte. Ltd. | $633,447,945.00 ($13,455.00) |
| Pine Grove (Parcel B) | Residential | 25,039.2 m2 | 52,583 m2 | Golden Ray Edge 3 Pte. Ltd. | $692,388,000.00 ($13,167.53) |
| Lorong 1 Toa Payoh | Residential | 15,743.0 m2 | 66,121 m2 | CDL Constellation Pte. Ltd., Frasers Property Phoenix Pte. Ltd. and Sekisui House, Ltd. | $968,000,000.00 ($14,639.83) |
CDL, Frasers Property and Sekisui House tie-up is highest bidder for Toa Payoh plot, at S$1,360 psf ppr
For the third site at Lorong 1 Toa Payoh, a consortium comprising City Developments Ltd (CDL), Frasers Property and Sekisui House was the highest bidder. It offered S$968 million or S$1,360 per square foot per plot ratio (psf ppr). The plot drew two other bids, one from a unit of CapitaLand Development and the other from a consortium that included GuocoLand.
The Toa Payoh site can yield an estimated 775 private housing units.
Land plots mentioned : Pine Grove (Parcel B) , Clementi Ave 1 , Toa Payoh Lorong 1
The Urban Redevelopment Authority (URA) closed the tender for 3 sites at Clementi Avenue 1, Pine Grove (Parcel B) and Lorong 1 Toa Payoh today.
The public tender for the two sites at Clementi Avenue 1 and Pine Grove (Parcel B) was launched on 15 August 2023 while the tender for the site at Lorong 1 Toa Payoh was launched on 5 September 2023.
This is not an announcement of tender award. A decision on the award of the tender will be made after the bids have been evaluated. This will be publicised at a later date.
LAND PARCEL AT LORONG 1 TOA PAYOH
ALLOWABLE DEVELOPMENT : RESIDENTIAL
SITE AREA : 15,743.0 m²
MAXIMUM PERMISSIBLE GFA : 66,121 m²
DATE OF LAUNCH : 5 SEPTEMBER 2023
DATE TENDER CLOSED : 7 NOVEMBER 2023
LEASE PERIOD : 99 YEARS
| RANK | NAME OF TENDERER | TENDERED SALE PRICE ($) | TENDERED SALE PRICE IN $PSM OF GFA | TENDERED SALE PRICE IN $PSF OF GFA |
|---|---|---|---|---|
| 1 | CDL Constellation Pte. Ltd., Frasers Property Phoenix Pte. Ltd. and Sekisui House, Ltd. | 968,000,000 | 14,639.83 | 1360.1 |
| 2 | Tanglin Land Pte. Ltd. | 819,999,999 | 12,401.51 | 1152.1 |
| 3 | GuocoLand (Singapore) Pte. Ltd., Intrepid Investments Pte. Ltd., Garden Estates (Pte.) Limited and TID Residential Pte. Ltd. | 775,781,823 | 11,732.76 | 1090.0 |
5 September 2023
The site at Lorong 1 Toa Payoh is part of the increased housing supply under the 2H2023 Government Land Sales Programme to cater to demand.
The Urban Redevelopment Authority (URA) has released a residential site at Lorong 1 Toa Payoh for sale today under the second half 2023 (2H2023) Government Land Sales (GLS) Programme.
The site at Lorong 1 Toa Payoh is launched for sale under the Confirmed List and can potentially yield about 775 residential units. These form part of the 5,160 residential units to be made available via the Confirmed List of the 2H2023 GLS programme. To cater to demand, the Government has ramped up the Confirmed List supply of private housing in the GLS programme, by 26% in 2H2023 compared to the preceding half year. With the 2H2023 supply, the Confirmed List supply of around 9,250 units for the whole of 2023 will be at its highest level in a decade.
Other Details
The tender for the Lorong 1 Toa Payoh site will close at 12 noon on 7 November 2023. The tender closing for the site will be batched with the 2 residential sites at Clementi Avenue 1 and Pine Grove (Parcel B) which were launched for sale in August 2023 under the Confirmed List of the 2H2023 GLS Programme.
25 May 2023
- The two residential sites at Champions Way and Lorong 1 Toa Payoh are part of the increased housing supply under the 1H2023 Government Land Sales Programme to cater to demand
- The commercial site at Punggol Walk will help cater to demand for workspaces near homes and support decentralisation
The Urban Redevelopment Authority (URA) has released two residential sites at Champions Way and Lorong 1 Toa Payoh, and a short-term lease commercial site at Punggol Walk for sale today under the 1st half 2023 (1H2023) Government Land Sales (GLS) Programme.
| Site Location | Champions Way | Lorong 1 Toa Payoh | Punggol Walk |
|---|---|---|---|
| Site Area | 14,432.6 m2 | 15,743.0 m2 | 10,011.5 m2 |
| Land Use Zoning | Residential | Residential | Commercial |
| Maximum Gross Floor Area (GFA) | 30,309 m2 | 66,121 m2 | 14,017 m2 |
| Maximum Building Height | 61m SHD | 145m SHD | 64m SHD |
| Estimated Number of Housing Units | 350 units | 775 units | NA |
| Lease Period | 99 years | 99 years | 30 years |
The Lorong 1 Toa Payoh GLS land site is the former Police Security Command, and it was announced on 8 Nov 2022 that it will be moved out, making way for a private residential development.
The Police Security Command will be moved to Lorong 8 Toa Payoh. There, it will occupy a 1ha plot where its new building is being constructed.
(See : Police Security Command in Toa Payoh to be demolished for housing , 8 Nov 2022)
The land plot is mere minutes walk to Braddell MRT Station, and being in an area which does not have many private residential homes, this development is expected to be in high demand.
The Lorong 1 Toa Payoh GLS land plot enjoys the advantage of being situated in an area where there are not many existing condo projects.
Within a 500m zone around the land plot, there are only 2 other condo projects - Trevista and Gem Residences.
Gem Residences is newer, completed in 2019, and Trevista 8 years earlier in 2011.
Both projects have seen favourable price gains : Prices at Trevista are nearing $1700psf, whilst prices at Gem Residences are just above $1800 psf.
Within the Toa Payoh region, prices of private residential units are doing favourably, the following chart shows the price trend of:
Prices have grown 222% since 1995.
The Lorong 1 Toa Payoh land plot enjoys the advantage of having many good schools within 1km and 2km to its location.
Please note that final confirmation of the proximity of these schools will be determined once the land plot has been tendered to a Developer.
Primary Schools within 1km:
Primary Schools within 1km to 2km:
The Land Parcel is located within the Toa Payoh Planning Area, at the junction of Lorong 1 and Lorong 4 Toa Payoh. The site is currently occupied by the Police Security Command (SecCom) premises, and will be vacated in due course.
Toa Payoh is a mature residential town in the central region of Singapore. It is well connected to other parts of the island via various modes of public transportation and is served by 4 MRT lines (i.e. North-South Line, NorthEast Line, Circle Line and the Thomson-East Coast Line) at several MRT Stations (i.e. Braddell, Toa Payoh, Woodleigh, Potong Pasir and Caldecott). The town has a plethora of amenities, including shops, supermarkets, hawker centres, sports facilities, and schools.
The Land Parcel is nestled within an established neighbourhood, right next to the existing neighbourhood centre with amenities such as shops, F&B outlets and a park that will be upgraded with new facilities and lush greenery under HDB’s Remaking Our Heartland programme.
Sited within a 400m radius of the Braddell MRT Station, the future development is highly accessible to and from other parts of the island via MRT and other forms of public transport. Cycling paths are also being introduced around the Land Parcel as part of the comprehensive cycling network for Toa Payoh Planning Area to encourage inter-town connectivity and active commute.
| PARAMETERS | PROVISIONS / REQUIREMENTS |
|---|---|
| Site Area (1) | 15,743.0 m2 |
| Land Use / Zoning | Residential |
| Type of Proposed Housing Development | The proposed residential development shall be for: a. Condominium; or b. Flats (Serviced Apartments and strata landed houses will not be allowed) |
| Permissible Gross Floor Area (GFA) | Maximum GFA: 66,121 m2 Minimum GFA: 59,509 m2 |
| Building Height (2) | Maximum 145 m SHD |
(1) Subject to final cadastral survey
(2) Building height is based on Singapore Height Datum. All construction equipment and temporary structures such as cranes, piling rigs, etc., shall be subject to the stipulated height control. The Republic of Singapore Airforce’s (RSAF) clearance shall be sought for the use of construction equipment and temporary structures above 112m SHD.