v20220921
With the completion of Sungei Bedok MRT Interchange in 2025, the entrance of which is just right next to the Property’s main gate By then, Changi Airport and Jewel will only be three stops away via the Downtown Line (“DTL”) and the future Bedok South Integrated Transport Hub (“ITH”), which will just be one stop away via the Thomson East Coast Line (“TEL”) The ITH will provide multiple rail and land public transport options to the residents
The entire precinct surrounding Bagnall Court is undergoing a comprehensive transformation under URA’s rejuvenation plan of the Bayshore precinct, which stretches from the Laguna Golf and Country Club and the Bedok Camp to the Bayshore Road area, with new roads, new transportation hub, new housing units and various amenities and services planned
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SummaryExecutive
Under the 2019 Master Plan, the 69,563 sqft site is zoned ‘Residential’ with a gross plot ratio (“GPR”) of 1 4 and an allowable height of up to 5 storeys There is also a potential remnant state land of some 4,600 sqft for amalgamation into the site for redevelopment, Including the state land and based on the minimum average size control of 85 sqm, the site may accommodate up to 113 apartments
Bagnall Court (“The Property”) is nestled in an established low density residential estate along Upper East Coast Road Built in the 1990s, the Property comprises 43 walk up apartments in 2 four storey blocks
The Property enjoys a variety of amenities in the immediate vicinity at Eastwood Centre as well as Changi City Point and East Village There are abundant food and beverages (“F&B”) options at the adjoining Bedok Food Centre and a less than 10 minute drive Simpang Bedok cluster The park connector is linked to the famed East Coast Park The park connector also provides seamless link for cyclists to access from Bedok Reservoir Park to the north, down to the south to East Coast Park and to the CBD/Marina Bay or towards the Changi in the East
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Attention: Mr Tan Hong Boon
Carin Puah
JLL, Capital Markets, Singapore +65 9026 9021
Jones Lang LaSalle Property Consultants Pte. Ltd. 88 Market Street #35 01, CapitaSpring Singapore 048948
JLL is seeking tender submissions for the acquisition of the Property by
JLL, Capital Markets, Singapore +65 9684 0607
Submission of Tender
JLL, Capital Markets, Singapore +65 9008 3502
Yong Choon Fah
Senior Consultant
CEA Registration No. Carin.Puah@ap.jll.comR027893B
Victor Zeng
JLL,DirectorCapital Markets, Singapore +65 8157 4783
CEA Registration No. Victor.Zeng@ap.jll.comR004088Z
Senior Director
Ibnu Abbas
CEA Registration No. Ibnu.Abbas@ap.jll.comR060240C
To
Tan Hong Boon
CEA Registration No. Hongboon.Tan@ap.jll.comR001322Z
For further information, please contact:
CEA Registration No. Choonfah.Yong@ap.jll.comR001321A
JLL,AnalystCapital Markets, Singapore +65 9649 4963
26 October 2022, 3.00p.m.
Executive Director
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Contents 01 Key Investment Highlights 03 Unique Site Attributes 04 Location 05 Future Growth 02 Site Details & Price Simulation 06 Limited Supply of New Units 07 Appendices
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Table of
Close to future Integrated Transport Hub
The Property will be a 5 minute walk from the future Bedok South MRT Station and Bedok South Integrated Transport Hub (“ITH”) which integrates the bus and MRT services as well as a future commercial & residential development.
With planned new roads connecting Upper East Coast Road and Bedok Road to the East Coast Parkway, the Property will be a 5 minutes’ drive to Changi Airport / Jewel, Changi City and 20 minutes to the CBD.
Key HighlightsInvestment
Freehold Residential site
The Property is at the doorstep of the upcoming Sungei Bedok MRT Interchange where the Thomson East Coast Line and Downtown Line meet.
A rare opportunity for developers to acquire a freehold regular shaped residential land for redevelopment in an upcoming growth area undergoing major rejuvenation.
New Roads to ECP and Changi Airport / Jewel
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At the doorstep of MRT Interchange
As of September 2022, there is only about 350 residential units for sale within the Bedok Planning Area.
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Proximity to popular schools
Limited Supply of New Units
Popular schools in the vicinity include Temasek Primary School (within 1km), Temasek Secondary School, Anglican High School, Temasek Junior College and Singapore University of Technology & Design (“SUTD”).
Building Height Control Up to 5 storeys
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Legal Description MK27 07390X
Property Address 811 837C, Upper East Coast Road, Singapore
* The development charge rate is subject to revision w.e.f. 1 September 2022 (transitioning to Land Betterment Charge) pendin g SLA’s **Basedannouncementontheminimum average size of 85 sqm
Site Details
Development Baseline
Land Area 6,462.6 sqm | 69,563 sqft
GPR 1.4 9,047.64 sqm | 97,388 sqft 9,647.96 sqm | 103,850 sqft
Use Group Floor Area Development Charge Rate B2 9,632 sqm (Equivalent GPR 1.4904) $6,650 psm* (w.e.f. 1 Mar 2022)
Potential GFA @ Bagnall Court Site
Potential State Land for amalgamation Approx 428 . 8 sqm | 4 , 616 sqft (Subject to final survey and SLA approval Refer to Appendix G)
GPR 1.512 (+8% bonus) 9,771.45 sqm | 105,179 sqft 10,419.80 sqm | 112,158 sqft
Bagnall Court Site + Potential State Land
Potential**Redevelopment
Tenure Freehold
2019 Master Plan “Residential” with a gross plot ratio (“GPR”) of 1.4
Up to 106 apartments Up to 113 apartments
(i) Land Price $125.0 mil $128.0 mil $130.0 mil
Total Estimated Land Cost (i) + (iii) + (iv) $131.9 mil $134.9 mil $136.9 mil
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(B) PRICE SIMULATION BASED ON GPR 1.512 (I.E. INCLUDING BONUS 8% GFA)
*State Land Premium is based on 10/7 of 1 March 2022 development charge rate, which is subject to revision w.e.f. 1 September 20 22 (transitioning to Land Betterment Charge) pending SLA’s announcement
Price Simulation
*** LBC is based on 1 March 2022 development charge rate, which is subject to revision w.e.f. 1 September 2022 (transitioning to Land Betterment Charge) pending SLA’s announcement
(iv) Estimated LBC at GPR 1.512 (iv)*** $1.2 mil
(iii) Estimated Land Premium for State Land* $5.7 mil
Land Price (psf/pr) based on GPR 1.4** $1,259 $1,287 $1,307
**Unit land rate is inclusive of State Land Premium at 10/7 of 1 March 2022 development charge rate, subject to revision w.e. f. 1 September 2022 (transitioning to Land Betterment Charge) pending SLA’s announcement
(ii) Estimated Land Betterment Charge (LBC) for intensification to GPR 1.4 $0 mil
Total Estimated Land Cost $130.7 mil $133.7 mil $135.7 mil
Land Price (psf/pr) based on GPR 1.512** $1,176 $1,203 $1,221
(A) PRICE SIMULATION BASED ON GPR 1.4
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Unique Site Attributes
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Bedok Point
via Downtown Line and East West Line 2 stops
Expo / Changi City Point
Completion:Expected2025 Completion:Expected2024
From Sungei Bedok MRT Interchange
Bedok South MRT / ITH
via Downtown Line and East West Line 3 stops
There will be a future road linking this part of the Upper East Coast Road directly to the East Coast Parkway (“ECP”). This will shorten the drive time for the residents of the Property to just a short 5 minutes to Changi Airport and Jewel.
ExpectedCompletion:2024
via Thomson East Coast Line 1 stop
Changi Airport / Jewel
With the completion of Sungei Bedok MRT Interchange at the doorstep of the Property in 2025, accessibility will be excellently enhanced.
Enhanced Connectivity
via Downtown Line and East West Line 4 stops
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Within ResidentialLow-rise
The freehold Property with a site area of 69,563 sqft in the popular East Coast area has a prominent road frontage of about 84m facing Upper East Coast Road and a depth of approximately 90m. Nestled among predominantly low rise residential landed housings and condominiums, the new development on site will enjoy unblocked views of the surroundings and the lush greenery of the Laguna Golf & Country Club.
West View
South East View
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Within ResidentialLow-rise
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Bagnall Court
StateentranceLandto
be amalgamated as indicated by SLA (approx. 428.8 sqm)
MRT
Potential State Land Amalgamation
5.
1. Sungei Bedok MRT Interchange (U/C) (TE/DT line) Bedok South MRT Station/ ITH (U/C) (TE line) Tanah Merah MRT Station (EW line) Xilin MRT Station (U/C) (DT line) Expo Interchange (EW/DT line)
Location 8 9 11 12 23
3.
MRT STATIONS 6. Temasek Primary School 7. Temasek Secondary School 8. Anglican High School 9. Temasek Junior College 10. Bedok South Secondary School 11. Bedok View Secondary School 12. St Anthony’s Cannosian Secondary School SCHOOLS 13. Bedok Food Centre 14. Eastwood Centre 15. PA Water Venture East Coast Sea Sports Club 16. East Coast Park 17. Laguna National Golf and Country Club 18. National Service Resort & Country Club 19. Tanah Merah Country Club 20. Changi Business Park 21. Singapore Expo 22. The Bedok Market Place 23. Bedok Stadium RETAIL & RECREATION 16
2.
4.
2 3 4 5 1314 17 18 16 20 15 21 6 7 10 19 22 1
Marine Cove
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Amenities
Changi City Point
Parkland Green
Singapore Expo
Shopping mall, eateries and events at Expo are easily within reach. The upcoming commercial development within ITH, which is a 5 minute walk from the Property, will also bring about greater convenience to the residents.
Eastwood Centre
BedokHawkerInterchangeCentre
Bedok Food Centre
Bedok Mall
ByWell-SupportedAmenities
The Bedok Market Place
East Coast Seaood Centre
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Greenery
Schools
Residents can get to East Coast Park and Bedok Reservoir Park via park connector, or enjoy a game of golf opposite the Property, at Laguna Country Club, Tanah Merah Country Club or National Service Resort Country Club. The nearby Tanah Merah Coastal Road has a dedicated cycling lane for cycling enthusiasts.
Park Connector and Cycling Route
East Coast Park
Temasek Primary School
The site will appeal to families with school going children with popular schools such as Temasek Primary School (within 1km), Temasek Secondary School, Anglican High School, Temasek Junior College and Singapore University of Technology & Design.
Temasek Secondary School Anglican High School
Tanah Merah Country Club
Laguna Country Club
Temasek JC
Bedok Reservoir Park
The Property is located merely 5 minutes away from the future Bayshore precinct which has been planned for a rejuvenation in the long term according to the Urban Redevelopment Authority. The area is projected to have an equal mix of public and private housing, with about 6,000 HDB flat units and 6,500 private residential units. Connectivity will also be further enhanced with the development of the Bedok South Integrated Transport Hub (ITH) within the area.
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ITHs are fully air conditioned bus interchanges that are well connected to MRT stations and adjoining commercial developments such as shopping malls. Once the Bedok South MRT is completed in 2025, there will be seamless connectivity to other parts of Singapore. Residents will be able to enjoy greater convenience to more retail offerings.
Future BayshoreGrowth:Precinct
Source: URA
Future Growth: Changi City
Once the new road through East Coast Park has been developed, it will be about a 5 minutes drive to the transforming Changi City, which will become an innovative lifestyle business district. There is potential for a Waterfront District that can inject vibrancy and increase the attractiveness of the area.
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77 @ East Coast (Upper East Coast Road) 41 0 (0%)
Baywind Residences (Lorong N Telok Kurau) 24 11 (46%)
Total 342
Total no.
Infini at East Coast (East Coast Road) 36 0 (0%)
Limited Supply of New Units
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Development No.
Sceneca Residence (Tanah Merah Kechil Link) 15 268 268 (100%)
of residential Units Unsold residential unit (% unsold unit)
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M (LorongSuitesMelayu) 16 0 (0%)
Rymden 77 (Lorong H Telok Kurau) 31 2 (6%)
Sky (BedokEden@BedokCentral) 17 158 40 (25%) (ChangiTedge Road) 42 0 (0%)
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caveats lodged in REALIS database as
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2022 except for Sky Eden@Bedok according to media report at https://www.businesstimes.com.sg/real estate/frasers propertys sky edenbedok 75 sold at s2100 psf average on launch day
Source: Based on at 15 September
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Urban Treasures (Jalan Eunos) 237 21 (9%)
Within 2km radius of Bagnall Court, there is only one unlaunched project i.e the 99 years leasehold Scenaca Residences of 268 units.
storeysof
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Total unsold new units within Bedok Planning Area are as follows:
Residence Twenty two (Telok Kurau Road) 5 22 0 (0%)
Limited Supply of New Units 23 Unsold OCR Units And PPI Of Non-landed Residential Units 4,439 25020015010050020,00010,0005,000015,000 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2Q22 PPIAnnualUnitsUnsold Unsold Units: OCR PPI: Non-landed OCR
OCR unsold stocks remain well below past 10 years’ average annual unsold stock of 9,830 units. We expect prices to trend upwards as demand for new units remains strong.
Appendices
Appendix E: Drainage Interpretation Plan
Appendix F: Sewerage Interpretation Plan
Appendix D: Railway Protection Plan
AppendixApplicationL
Appendix A: Cadastral Map
Appendix J PAFS Application
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Appendix K SLA’s Reply To CSC’S PAFS
OneMap Query
Appendix B: Baseline Reply
Appendix C: Road Line Plan
Appendix H Revised Road Reserve Line
Appendix G Outline Planning Permission (Notice of Refusal)
School
Appendix I SLA’s Reply on Proposed Alienation of State Land
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Appendix A Cadastral map
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Appendix B Baseline Reply
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Appendix B Baseline Reply
Appendix B Baseline Reply
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Appendix C Road Line Plan
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Appendix C Road Line Plan
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Appendix C Road Line Plan
Appendix D Railway Protection Plan
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Appendix D Railway Protection Plan
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Appendix E Drainage Interpretation Plan
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Appendix E Drainage Interpretation Plan
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Appendix E Drainage Interpretation Plan
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Appendix F Sewerage Information Plan
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Appendix F Sewerage Information Plan
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Appendix F Sewerage Information Plan
Appendix F Sewerage Information Plan
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(Notice of Refusal)
Appendix G Outline Planning Permission
Appendix G Outline Planning Permission (Notice of Refusal)
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Appendix G Outline Planning Permission (Notice of Refusal)
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Appendix G Outline Planning Permission (Notice of Refusal)
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Appendix H Revised Road Reserve Line
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Appendix H Revised Road Reserve Line
Attachment to LTA’s email dated 24 June 2022
Appendix I SLA’s Reply on Proposed Alienation of State Land
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Appendix I SLA’s Reply on Proposed Alienation of State Land
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Appendix I SLA’s Reply on Proposed Alienation of State Land
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Appendix I SLA’s Reply on Proposed Alienation of State Land
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Appendix I SLA’s Reply on Proposed Alienation of State Land
Appendix I SLA’s Reply on Proposed
Alienation of State Land
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Appendix I SLA’s Reply on Proposed Alienation of State Land
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Appendix I SLA’s Reply on Proposed Alienation of State Land
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Appendix I SLA’s Reply on Proposed Alienation of State Land
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Appendix I SLA’s Reply on Proposed Alienation of State Land. Attachment to SLA’s email dated 7 July 2022
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Appendix J PAFS Application
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Appendix J PAFS Application
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Appendix J PAFS Application
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Appendix J PAFS Application
Appendix J PAFS Application
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Appendix J PAFS Application
Appendix J PAFS Application
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Appendix J PAFS Application
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Appendix J PAFS Application
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Appendix J PAFS Application
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Appendix K SLA’s reply to CSC’s PAFS Application
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Appendix K SLA’s reply to CSC’s PAFS Application
Appendix K SLA’s reply to CSC’s PAFS Application
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Appendix K SLA’s reply to CSC’s PAFS Application
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Appendix K SLA’s reply to CSC’s PAFS Application
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Appendix K SLA’s reply to CSC’s PAFS Application
Appendix K SLA’s reply to CSC’s PAFS Application
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Appendix K SLA’s reply to CSC’s PAFS Application
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Appendix L OneMap School Query
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