Regions & Properties in SG: The Complete Guide (2021)
Completed Series - RCR, East, North East region, North, West, WIP-Core Central.
This is the complete guide to Regions & Properties in Singapore. And let me be clear first: this article is lengthy. But if you are looking for a comprehensive guide to all regions, towns, and its properties trends, you’ll love this.
|16||Upper East Coast||Bayshore, Bedok, Chai Chee|
|17||Far East||Changi, Loyang|
|18||Tampines||Pasir Ris, Simei, Tampines|
Tampines, the third largest and third most populated new town in Singapore, is encircled by Pasir Ris, Bedok, Paya Lebar, Simei and Changi. It is one of the oldest and most mature estates in Singapore.
Given the fact that it is self-sufficient, it provides residents with an all-rounded set of amenities that satisfy all their needs, from employment and education to recreation and culture. As one of the four regional centres apart from the Central Business District, Tampines has ample employment opportunities and can be a workplace near home for residents in the East.
One significant trademark of Tampines is Our Tampines Hub, the country’s first integrated community lifestyle hub. It became residents’ favourite get together spot as it houses wide-ranging facilities that meet recreational, dining, sporting and lifestyle needs.
Furthermore, there are three big malls namely Tampines 1, Tampines Mall, Century Square and one Retail Park which is home to Courts, Ikea and Giant, in town.
On the other hand, transportation is convenient as ever with 3 MRT stations scattered around the neighbourhood, 2 MRT lines (EWL, DTL) serving through Tampines and 2 bus interchange.
In the past, Pasir Ris was a low-lying area with numerous kampongs and plantation estates, now, it is one of the greenest areas in Singapore.
Bordering towns are Tampines, Paya Lebar, and Changi. It is a town filled with fun and relaxation as it houses many recreational parks and malls. Visitors often seek respite in the well known Pasir Ris Park or Pasir Ris Town Park which has several nature trails, playgrounds and the beach. Downtown East and White Sands are some of the most popular malls in the area. Downtown East, which had undergone a renovation recently, presents visitors with an expanded Wild Wild Wet water park, a new D’Resort and a myriad of shopping, dining and entertainment options.
Bedok is surrounded by Paya Lebar, Tampines, Hougang, Geylang and Marine Parade. It is the most highly populated town in Singapore. Most private residences in the area are found in Bayshore, Siglap, etc., closer to the East Coast.
Heartbeat @ Bedok, is the second integrated community and lifestyle hub in Singapore, it combines several public amenities like Polyclinic, Public Library, etc under one roof.
Furthermore, Bedok has an Integrated Transport Hub, which connects the bus interchange and MRT station together. Currently, Bedok has 6 MRT stations across 2 lines (EWL, DTL) in Bedok. In the future, Thomson-East Coast Line will add several new stations to enhance connectivity.
Located at the extreme edge of the city, Changi, an aviation hub, is home to both Changi airport and Changi Air Base.
Other than air, visitors can also travel by water to Pulau Ubin via the Changi Ferry Terminal. Last but not least, one can travel by land via the Changi MRT Station on East-West Line. Good news is, connectivity in the region will be improved in the near future after Cross Island Line and Thomson-East Coast Line are built.
Changi has several malls like Changi City Point, Changi Airport and Jewel, where visitors can fulfil their shopping and entertainment needs.
On the other hand, it also houses Singapore’s fourth autonomous university, the Singapore University of Technology and Design (SUTD).
Furthermore, the renowned Changi Village Hawker Centre sits near Changi Beach Park, convenient for visitors to have a meal after a merry time at the park.
Other than these lifestyle amenities, Changi Business Hub has become a major employment node in the area, especially in the aviation-related field.
Future Transformation in the East Region
According to the URA, great plans to grow Changi into an aviation hub are underway.
The future Terminal 5, slated to be completed in the 2030s, will secure Changi Airport’s competitiveness as a world-class air hub and help keep pace with the ever-increasing air travel and freight demand. Set to be one of the world’s biggest airport terminals, it will be built on a 1080ha greenfield site. It will be a mega terminal with 2 satellite terminals that have the capacity to handle 70 million passengers a year.
There are also plans to build more unique attractions in the Changi Region, and these will be situated in Changi City’s Waterfront District. As Tanah Merah Ferry Terminal is in the vicinity, there will be a seamless inter-modal “fly-ferry” linkages from Terminal 5. On the other hand, Changi East Urban District and Changi Business Hub will also be situated in Changi City.
Changi East District’s targeted completion date is between 2022 and 2025.
The Urban District, which is near Terminal 5, will have offices, smart work centres, flexible conference rooms and halls, hotels and serviced flats among scenic public spaces.
The Business Hub will take advantage of its proximity to Singapore University of Technology and Design to create an “innovative ecosystem with a live-in community”, as aforementioned in the Urban district, to attract businesses and institutions in relevant fields.
The Changi Aviation Park and Changi East Industrial Zone will be expanded and cater to new aviation-related sectors and businesses that rely on air connectivity.
Paya Lebar Airbase
Paya Lebar Airbase will be relocated to Tengah Air Base and Changi Air Base after 2030.
The relocation will free up 800ha of land, which is larger than Bishan or Ang Mo Kio, and will be used to build new homes, offices, factories, parks, community, etc., as part of URA’s plans to develop Paya Lebar Central into a commercial centre with vibrant public spaces and a major employment node.
Current developments in the area will have the potential to be redeveloped to be built higher as current height restrictions will be relaxed. In fact, the freed-up land is estimated to accommodate 60,000 to 80,000 public and private homes. Moreover, due to the strategic location of the site, connectivity across towns will be boosted after the relocation.
Pasir Ris Town centre
Pasir Ris Town Centre is an integrated development located right beside Pasir Ris MRT Station.
This mixed-use development is expected to be completed by 2024 and has a site area of approximately 408,880sq ft. It is well-connected to the MRT Station and consists of a condominium, a polyclinic, childcare facilities, retail amenities, town plaza and most importantly, a bus interchange. The first three storeys of the building will be the mall, while the remaining will be the condominium. There will also be several public spaces for visitors to rest and gather.
Transport wise, there will be an addition of Cross Island Line serving in the area, making it an interchange in 2029.
60-hectare Bayshore precinct in the East of Singapore will be developed to create a “vibrant and sustainable garden neighbourhood” while leveraging on its proximity to East Coast Park.
Moreover, the government planned to build 12,500 housing units, of which 6,000 will be HDB flats. There will be a new shopping mall in the area, coming in the form of a mixed commercial-residential development. In addition, the upcoming Bayshore and Bedok North stations on Thomson-East Coast Line will open in 2023.
Tampines North & South
Tampines South will get a facelift with more homes, community facilities and green spaces built within the public housing estate. This will encourage and support a healthy lifestyle among residents. Furthermore, there will be a new polyclinic in Tampines North, new nursing homes in Tampines.
Along Sungei Tampines, there will be more green and play spaces, new communal spaces, and enhanced connectivity. On the other hand, Tampines North will embrace more greenery with the upcoming two major parks - Boulevard Park and Quarry Park. Boulevard Park will be connected to Sun Plaza with a line of seasonal flowering trees while Quarry Park will flaunt a quarry pond.
Enhancing Mobility with Cross Island Line and Thomson East Coast Line
Opening and completion of the Thomson East Coast Line (TEL) will be across four years time, from 2020 to 2024. However, the East Coast area will only be covered from 2023 to 2024.
Fun fact, TEL will be among the world’s longest driverless rapid transit lines. It starts in the north, then heads to the south, before running along East Coast. Residents in the East will thus enjoy greater convenience travelling to the city and to the northern parts of the island.
The 50 km Cross Island Line (CRL) on the other hand will open its doors in 2029 and 2031 as it connects major employment nodes like Jurong Lake District, Punggol Digital District and the Changi Region. Connectivity to Changi Region will be greatly improved with this new MRT Line. Pasir Ris will become an interchange with the addition of 2 new MRT Stations -- Pasir Ris East and Loyang, cutting the travelling time for residences in that area.
East Region condo price rose average 40% within a span of 10 years.
The highest growth was seen in District 18 (55%) followed by District 16 (40%) and District 17 (34%). Tampines (D18), being the regional hub in the east led the growth with no surprise. New Downtown line network also helped increase the value.
District 17 property price was lagging behind mainly due to lack of public transport system. Lower entry point here offers opportunity to buyers who are on low budget.
Review of Properties in the East Region
RCR (Rest of Central Region)
|3||Central South||Alexandra Road, Tiong Bahru, Queenstown|
|4||Keppel||Keppel, Mount Faber, Telok Blangah|
|5||South West||Buona Vista, Dover, Pasir Panjang|
|8||Little India||Little India, Farrer Park, Serangoon Road|
|12||Toa Payoh||Balestier, Moulmein, Novena, Toa Payoh|
|13||Central East||Potong Pasir, Macpherson|
|14||Eunos||Eunos, Geylang, Kembangan, Paya Lebar|
|15||East Coast||Katong, Marine Parade, Tanjong Rhu|
|20||Bishan||Bishan, Braddell Road, Thomson|
|21||Central West||Clementi, Upper Bukit Timah|
As Singapore’s oldest public housing estate, Tiong Bahru was given conservation status in 2003 for its 20 Singapore Improvement Trust (SIT) flats. These flats are now home to many hipster joints, indie boutiques and galleries including Tiong Bahru Bakery and BooksActually. Authentic local fare at Tiong Bahru Market and Tiong Bahru Galicier Pastry also awaits visitors.
Tiong Bahru is now a hotspot for millennials who enjoy the old nostalgic vibes of the area. It attracts a good number of high-income population due to its close proximity to the CBD, while retaining its traditional Singapore charm.
The area is served by Tiong Bahru MRT station. Travel time from Tiong Bahru MRT station to Raffles Place is just under 10 minutes.
Queenstown, known as the queen of estates, is Singapore first satellite town.
It is home to a couple of first in Singapore, including public library and housing estate.
The town is self-sufficient, with plenty of amenities such as shops, schools, markets, etc.. You can get your home essentials from the Swedish furniture giant-Ikea here, or head for bargain hunt at Queenway shopping Centre or Anchorpoint shopping Centre.
With the rejuvenation at Dawson Estate, the area will become more lively and HDB prices are going to hit new high soon.
Buona Vista is centred around Holland Close, Holland Avenue and Holland Drive.
The housing estate is served by the Buona Vista MRT and has a bus terminal. It could be the busiest part of District 5, with wide range of commercial and amenities, where Ministry of Education and One-North are located.
Currently one-north houses 400 leading companies and global institutions, six institutes of higher learning and corporate universities, 16 world-class public research institutes and 50 incubators with approximately 800 startups. Together, they have a working population of about 50,000. Within one-north, plans for its future development continue to evolve.
You can find several noteworthy restaurants and bars at Rochester Park, or The Star Vista, the shopping mall next to Buona Vista MRT. Ghom Moh Market is the place to go for some famous local food, like Chuen Kee Braised Duck Rice or Chwee Kweh.
Pasir Panjang means “long sand” in Malay, referring to a long sandy beach running along Singapore southwest coast in the late 1800. You will find its image has rapidly changed from a container port into a quaint neighbourhood in recent years.
VivoCity and Sentosa are within easy reach for shopping and leisure activities. With Mapletree Business City and NUS nearby, it’s a place made for work and study. The 24-hour Pasir Panjang Wholesale Centre sells fresh fruits and vegetables at great prices all day.
The place will get even better when the Greater Southern Waterfront is going to take place for further transformation.
Located between Chinatown and kampong Glam, Little India is a colourful and cultural rich area filled with temples, conserved shop houses and eateries.
Originated from Tamil enclave, the area has become more urbanized today surrounded by new Malls, hotels and Health Centres. Tekka Market provides fresh vegetables, fish, meat, spices and flowers. Sim Lim Sqaure, is the place to go for your latest IT gadgets.
Potong Pasir is a housing estate located between Toa Payoh and Sennett Estate. It’s more of a laid-back area with good mix of landed, private condo and HDBs.
Reputable local and International schools include St Andrew’s JC, Cedar Girls Primary School, Stamford American International Schools.
With plenty of shopping, recreational and educational amenities, it’s a perfect place for family to stay. New Bidadari Estate will add more amenities and improve infrastructure to the area in near term.
Geylang is known perhaps most infamously as a red-light district, is also where one of Singapore’s oldest Malay settlements, Geylang Serai, is.
The area has become more investor-friendly with many new condos and apartments cleaning up the street in the last decade. Home owners and tenants are attracted here because of the low property price, good food and proximity to CBD.
Paya Lebar was identified as one of the key growth area under URA master plan. In line with government’s decentralisation strategy, it has rapidly evolving as a commercial hub comprising a mix of office, retail and residential developments.
In recent years, several new developments have been completed such as Paya Lebar Square (office & retail mall), Kinex (Retail Mall with Residential) and Paya Lebar Quarter (office, Retail Mall & Residential). Paya Lebar station is an interchange for EW and Circle line to provide better connectivity to other parts of Singapore.
East Coast runs from Kallang for 18km to Changi Airport. The Area is considered the most upmarket neighbourhood after prime district 9,10,11 and Downtown Core CBD area.
The Tanjong Rhu/Amber/Meyer area remains a top draw for homebuyers as it is considered the prime private residential area within District 15 for its close proximity to CBD (about 10 min drive) as well as East Coast park, the most popular lifestyle beach in Singapore.
Top local and international schools are plenty in the area, making it an ideal place to raise a family. There are plenty of eateries and restaurants with all sorts of cuisines. The opening of Thomson-East Coastline will bring more convenience to the residents in the area.
Bishan is located at the most Central point of Singapore, next to Singapore Green Lung, Macritchie Reservoir. It is made out of Upper Thomson, Marymount, Sin Ming, Bishan North and Bishan East.
The town is home to four of Singapore’s most prestigious educational institutions, Catholic High School, Ai Tong School, Raffles Girls’ School and Raffles Institution.
While HDB estates are heavily concentrated at Bishan North and Bishan East, Thomson is a more peaceful area with mainly landed and upscale condos. Foodies can explore wide variety of eateries along Upper Thomson Road.
With the completion of Thomson East line by 2023, connectivity will be further enhanced.
Upper Bukit Timah
Upper Bukit Timah is just one Clementi Road away from the prime Bukit Timah District. It stretches from Beauty World to Bukit Panjang area. It provides lush greenery surrounded by Bukit Timah Nature Reserve, Bukit Batok Nature Park and vast forested area near Toh Tuck.
Only neighbourhood near Beauty World is classified under Central Region, the rest is outside of Central. You can fulfil your dining, shopping, grocery needs at Beauty World Plaza, Beauty World Centre, Bukit Timah Shopping centre or Bukit Timah Plaza.
For more local and fresher market produce, you can head to Bukit Timah Market and Food Centre. Upcoming integrated transport and community hub is what residents can look forward to.
Beauty World Integrated Transport Hub and Community Centre
The URA planned to enhance the connectivity at Beauty World by building an integrated transport hub, where the bus interchange, MRT station and malls are connected.
More transport options are impending as Phase 2 of the Cross Island Line is expected to pass through the Bukit Timah area. Travelling time to Clementi and Jurong East will be cut short further.
There are also plans for an integrated community hub, comprising a Community Club, redeveloped market and hawker centre, indoor sports hall, community library and an elderly facility, right outside the Beauty World MRT station.
Paya Lebar Central
According to the URA, the Paya Lebar Regional Centre is currently in the process of developing into one of Singapore’s business, tourism and industrial hubs.
Paya Lebar quarter, a $3.2 billion urban rejuvenation project in Paya Lebar Central comprising Grade-A offices, shopping mall and high-end residential units, will form the cornerstone of the commercial hub.
Further sites adjacent to Paya Lebar Central and previous Car workshop site will provide additional significant size of redevelopment land for future.
Bishan Sub-Regional Centre
Bishan Sub-Regional Centre will be transformed into an attractive and easily accessible employment node.
The two plots of undeveloped land originally designated for residential use has rezoned as purely commercial sites, the land size is similar to Paya Lebar Quarter. With a plot ratio of 4.2, this development could potentially yield almost 1,500,000sqf of commercial space.
In time to come, Bishan residents can look forward to a mega shopping mall and office complex.
Dover Knowledge District
Dover Knowledge District, an extension to one-north, will contains business parks, academic and research institutions, thus new jobs and learning opportunities will be added to the area.
Stage 6 of Circle Line
The closing up of the Circle Line loop – with the opening of Keppel, Cantonment and Prince Edward stations by 2025 – will create a seamless connection between the GSW and the CBD; and will bring upside to nearby properties.
The 9.20-hectare Kampong Bugis was first envisioned as a car-lite waterfront residential precinct in the 2014 Master Plan.
Subsequently, the government decided to turn the area into a White Site for sale to a Master Developer. The White Site is expected to yield 4,000 private homes and 50,000 square metres (sq m) of space for retail, offices, community use, serviced apartments and sports and recreational facilities.
Kallang Industrial Estate and parts of the Kallang Riverside will be transformed into a mixed-use lifestyle hub in the future. Meanwhile, the old Kallang Airport area will be catered to sports, recreational and community uses.
New and improved infrastructures like walkways and cycling paths will also be built around the area to encourage more activity while crafting a seamless and comfortable carbon-free journey.
Greater Southern Waterfront
The Greater Southern Waterfront, which extends from Pasir Panjang to Marina East, will be transformed into a new major gateway and location for urban living along Singapore’s southern coast.
Development will take place in phases, starting with the former Pasir Panjang Power District, Keppel Club and Mount Faber in the next 5 to 10 years.
There will be approximate 9,000 private and public new homes to be developed on the site of the current Keppel Club.
The Pasir Panjang Power District will be one of the first few sites to be developed. It is set to be transformed into a waterfront lifestyle district. It spells out that potential developers should make use of the existing open spaces within the district's 15ha area while respecting its existing structures and heritage
A resort and recreational centre will be built on Pulau Brani, nature and heritage trails will be expanded by linking West Coast Park and East Coast Park, and Rail Corridor to Sentosa Island.
Resale Price Trend
RCR resale price increased around 55% during the 10 year period from year 2010 to year 2020.
However, if we zoom in to individual district, the residential market appeared to be highly segmented, with some area performing much better than others.
The most popular districts are D14, 15 and 21 with the highest number of transactions.
District 14 has the biggest improvement, reaching 86% growth, followed by District 21 (62%) and District 15 (48%).
District 14 property value is largely boosted by the Paya Lebar Central transformation, while District 21 price could be lifted with the completion of Downtown Line between year 2015 to 2017.
Review of Properties in RCR
Punggol is a waterfront town, surrounded by Sengkang, Seletar and Pasir Ris with Coney Island as a subset of the town. After the revitalisation of Punggol under the Punggol 21-Plus plan, it has turned into a bustling and coveted town in Singapore, and facilities in the area are more comprehensive in recent years. Punggol is well surrounded by flora and fauna, with plentiful stunning natural landscapes, walkways and bridges.
Currently, there is only one Punggol MRT station on the North-East Line. However, in 2023, there will be a new addition of the Punggol Coast Station, part of the 1.6 km long North East Line extension. Connectivity within Punggol is great as the whole area is linked by Punggol LRT.
Singapore Institute of Technology (SIT) will open a new centralised campus in Punggol, integrated with JTC creative cluster. It is set to open its doors in 2023.
Punggol has a wide range of recreational facilities and malls. Punggol Plaza is the first shopping mall in the area, while Waterway Point is the largest mall in Punggol. Oasis Terraces houses the Punggol Polyclinic, a community plaza and a rooftop community garden. Visitors have a myriad of shopping, dining and entertainment at these commercial malls.
SAFRA Punggol Clubhouse features one of Singapore’s largest indoor water playground, and various sports and entertainment facilities, like a bowling alley and karaoke outlet. Lastly, Punggol Regional Sports Centre and Punggol Town Hub are to open in 2021. The Town Hub is an integrated community facility that houses amenities like the public library, hawker centre, childcare centre, healthcare facilities and a new Punggol Vista Community Club that will be 7 times larger than the old CC.
Along Punggol Waterway, is the Punggol Waterway Park, segmented into 4 themes, each designed to cater to visitors of all ages. There is also a water playground for children. Otherwise, Coney Island is also an option for visitors to explore and to take a walk.
Furthermore, there will also be home to the new Outward Bound Singapore @ Coney Island. Another interesting place in Punggol is the Punggol East Container Park where there are several unique restaurants. Lastly, the waterways will be used for water activities in the near future, making full use of its potential.
Hougang, one of the most populated towns in the region, is encircled by Sengkang, Geylang, Ang Mo Kio, Serangoon and Paya Lebar. Defu Industrial Park, Kovan and Lorong Halaus are subset areas of Hougang. There are eight shopping malls in the region like Hougang Mall, Heartland Mall, Hougang 1 to name a few. They fulfil residents’ shopping and dining needs by providing numerous brands and services.
Hougang has its own MRT station and a bus interchange, allowing residents to easily access other parts of Singapore. In 2030, Hougang Central Bus Interchange will become an Integrated Transport Hub. There will also be a new addition of the Cross Island Line - Hougang and Defu Station, turning Hougang into an interchange.
Hougang is relatively self-sufficient, equipped with all the necessary amenities for comfort and healthy living like Sports Hall, a few parks, schools, wet market and hawker centres.
Also, Buangkok Green Medical Park is situated in Hougang. It consists of several medical facilities like the Institute of Mental Health and the Singapore Leprosy Relief Association.
Lorong Halus Industrial Estate will be developed into a new job cluster for food, lifestyle and logistics industry. To increase workers and residents’ enjoyment, it will be surrounded by waterfront parks and open spaces.
As the second most populated town in the North East Region, Sengkang is segmented into seven subzones: Rivervale, Compassvale, Anchorvale, Fernvale, Sengkang Town Centre, Sengkang West, Lorong Halus North.
Sengkang is bounded by Seletar, Punggol, Paya Lebar, Hougang, Serangoon and Ang Mo Kio. Along Sengkang’s main rivers, Sungei Punggol and Sungei Serangoon lie park connectors where residents can take a stroll or jog. They also lead to various parks, housing districts and recreational centres, enhancing the for residents.
Sengkang also has its own complete set of MRT, LRT stations and a bus interchange which are all under the same roof within the integrated transport hub. Connected directly to the hub is Compass One shopping mall where residents can find almost everything they need.
At Buangkok, there will be a mixed commercial and residential development coming soon in 2022. It will house a hawker centre, a community club, childcare centre, community plaza, and a mall while linking to a bus interchange and Buangkok MRT station.
Ang Mo Kio
Ang Mo Kio is encircled by Yishun, Sengkang, Serangoon and Bishan. Yio Chu Kang can be classified under Ang Mo Kio and is long known for its low density private estates and high rise public housing.
As a matured estate, many private residential projects are built in the area. Transportation wise, there will be many new additions to the existing Yio Chu Kang and Ang Mo Kio stations on North-South Line. Ang Mo Kio will become an interchange when Cross Island Line starts operation. Other than that, there will also be a new station, Teck Ghee, on the Cross Island Line, while Lentor and Mayflower Stations on the Thomson East Coast MRT Line will be completed in 2020.
Bishan-Ang Mo Kio Park, one of the largest urban parks in Singapore, serves residents of both towns as it separates the two. Thomson Nature Park is 50 ha with 5 nature trails and home to a rich diversity of plants and animals. Malls like AMK Hub, Broadway Plaza, Djitsun Mall and Jubilee Square serve residents’ needs.
Seletar is located beside Sengkang, Punggol and Yishun. It houses the 320 ha Seletar Aerospace Park, which was the Royal Air Force Station in the past. This is also part of the move to achieve Singapore’s vision as a global aviation hub.
Seletar Aerospace Park is home to a vibrant aerospace industry cluster of over 60 MNCs and local aerospace companies, a thriving community of 6,000 professionals, and the Seletar Airport. There are plans for further expansion. It is also easily accessible by various MRT stations (Yio Chu Kang, Khatib and Sengkang).
Other than the workplace, the Aerospace Park has The Oval as an attraction spot, where visitors can go sightseeing, plane-watching or dine at one of the popular and unique restaurants.
Not so far away, there is the Seletar Mall where residents can shop and dine or even watch a movie. Residents can also stroll through the Sengkang Riverside Park or Rower's Bay Park at Lower Seletar reservoir, embracing nature and maintaining a healthy lifestyle.
Interestingly, Sengkang Riverside Park houses a large childcare centre, it is the first large childcare centre situated within a public park in Singapore and the first collaboration between ECDA and NParks in a preschool.
Future Transformation of the North-East Region
Punggol Digital District
In 2023, Singapore will have its own “Silicon Valley”, which is the upcoming Punggol Digital District (PDD).
This 50 ha plot of land will be part of the North Coast Innovation Corridor, and home to technology sectors like cybersecurity, digital technology while achieving Singapore’s goal to become a Smart Nation. 28,000 jobs are estimated to be created. Also, it will be the first mixed district with commercial and business park spaces. Other than the JTC Business Park, Singapore Institute of Technology’s new campus will also be built here, enabling close cooperation between the institution and industries.
Besides work and education, PDD will also be a green lifestyle destination. Market Village and Campus Boulevard are places where visitors can shop and dine by the water. There will also be an old Punggol Road heritage trail that is 1.5 km long, linking Punggol Waterway Park and Punggol Point Park. PDD will be highly accessible with the upcoming Punggol Coast MRT station, an extension of the North-East Line, and as a car-lite precinct.
Defu & Lorong Halus Industrial Estate
Defu Industry Zone, when fully redeveloped, will be increased five-fold to 2.1 million sqm of industrial space. It will consists of 3 zones - Northern, Central and Southern zone, covering logistic, precision engineering, info and Media, Electronics, clean energy and Biomedical industries.
Lorong Halus Industrial Park, which is over 100 ha, will be developed into a major food, lifestyle and logistic cluster. This employment node will create more quality jobs closer to homes. It is easily accessible via the upcoming Defu MRT Station on Cross Island Line. Waterfront parks and open spaces will be introduced for workers and residents to relax.
Cross Island Line
Cross Island MRT Line Phase 1 will be ready by 2029. The North-East Region has Defu, Hougang, Serangoon North, Tavistock, Ang Mo Kio and Teck Ghee Stations. Many of the stations like Hougang and Ang Mo Kio will be an interchange after this. Punggol station, on the other hand, will be ready by 2031 in phase 2. Residents in the North-East region will enjoy a shorter travelling time across the country.
Resale Price Trend of the North-East Region
North-East Region new sales’ condo price rose 69% within a span of a decade, and prices are expected to increase more when Punggol Digital District is fully developed in next 5-10 years. When Cross Island Line is completed, several stations will become an interchange and connectivity in the region will be further improved, increasing the value of the properties.
With close to 70,000 new BTO built in Sengkang and Punggol estate in the last decade, there’s little wonder that D19 private properties attracted the highest demand among HDB upgraders.
District 28 registered a much higher growth at 91% compared with D19 at 64%. D28 prices are mainly driven by the newly completed condos in last 5 years, namely Rivertrees, Riverbank, Seletar Park Residences, and High Park Residences.
Review of Properties in the North-East Region
|25||Far North||Admiralty, Woodlands|
|26||North||Upper Thomson, Mandai|
|27||Far North||Admiralty, Sembawang, Yishun|
The combination of wood and lands, hence the name Woodlands! This 4.8km2 land was termed for rubber plantation in the past with population made up of poultry farms and villages. Today, Woodland has grown to become a major HDB housing estate, spreading across three sub-zones namely Marsilling, Woodgrove, Admiralty, they are all served by bus terminals of its own, the Woodlands MRT and Admiralty MRT on the North-South Line serves residents to the heart of Singapore directly.
Woodlands is the linkage between Singapore and Johor Bahru Malaysia, through cross-border links like the causeway and the KTMB shuttle train, residents will look forward to another new link, the Singapore-Johor Rapid Transit System at Woodlands North station, which is an Integrated Transport Hub (ITH) that further enhances connectivity between Woodlands and Johor by 2024.
Amenities such as parks, theatre, eaters, clinics, educational and recreational facilities are highly accessible in woodlands. The 7-storey Causeway point is the largest shopping mall in the region, the Republic Polytechnic, also known as the home for The Republic Cultural Centre (TRCC) is located close to Woodlands MRT.
Sembawang is located in the northernmost part of Singapore, facing Johor. It was once home to a British naval base and remains as a major port today. The Sembawang new town was developed in the mid-1990s, with well-mannered facilities such as Sembawang MRT station, bus interchange, schools, library and sports complex.
The HDB estates were separated into 3 divisions namely, Sembawang, Canberra, Chong Pang, it has one of the youngest population in Singapore which made Sembawang a vibrant place to live. Residents can fulfil dining, shopping, grocery needs at Sun Plaza, Sembawang Shopping Centre and Northpoint. The newly added Canberra MRT between Sembawang and Yishun serves great convenience to the residents.
Sembawang retains most of its original landscape. Sembawang Park and the Sembawang hot spring park are ideal places for families to spend time together.
Yishun is located in the northern part of the North Region, it is made out of nine sub-zones: Yishun Central, Northland, Yishun East, Yishun South, Lower Seletar Reservoir, Springleaf, Nee Soon, Khatib and Yishun West.
The town is self-sufficient, schools, markets, religious buildings, community buildings, shopping malls and educational and recreational facilities are highly accessible. Over the past decade, Yishun has undergone several transformations such as the industrial developments along Yishun Avenue 6 and Gambas Avenue, the redevelopment of Yishun Health; The newly constructed air-conditional Yishun Integrated Transport Hub (ITH) is connected to the Yishun MRT station via an underpass, which serves great convenience to the commuters. The hub is connected to the Northpoint city, a mix-used development includes 500 retail outlets, private residences, a community centre and the Yishun town plaza.
Upper Thomson, a small area located within Central Catchment, stretches from MacRitchie reservoir to lower pierce Reservoir. The low rise housing, popular schools, good food and parks, are the main draw for this area. Thomson-East Coast line will perfect the transport network here.
Future Transformation of the North Region
Transformation of Woodlands
To approach decentralisation in Singapore, residents of woodlands will look forward to the development of the six star attractions under the Remaking Our Heartland (ROH) Scheme. It is expected to complete in 10 years.
Woodlands Regional Centre, the key commercial hub in the North; Comprising 100 hectares of land, will be introduced into two precincts; the Woodlands central and Woodlands North Coast. The woodlands central is envisaged to be a lively urban hub, which will serve by community networks amenities and public space such as the town plaza that will be built next to the Woodlands MRT. To capitalise on the waterfront, the 70 hectares of Woodlands North Coast will be formed into a unique mixed-use waterfront precinct that features new homes and job opportunities within a campus-like environment with supports of industrial collaborations.
All and all, Woodlands Regional Centre is planned to have 7 million square feet of commercial space, and when completed, it is expected to create 100,000 jobs. It will serve as the anchor of a commercial belt on the north coast, which stretches from Woodlands to Punggol. It will also be the landmark housing development that forms an urban window framing the view to developments in the North.
Connecting Woodlands Central to Woodlands waterfront, the Woodvista Gallery is a 1.9km community link with cycling and pedestrian paths, residents will enjoy the greenery environment while jogging or resting along in these areas.
Other exciting star attractions within the redevelopment of Woodlands include:
Social corridor, existing 4.2km park connector along the North-South MRT line will be enhanced with large greenery and communicating notes, the Internet! This will combine the nature and Internet that serves a pipeline for residents to create meaningful bonds.
The Discovery playground in woodlands west will provide residents of all ages with facilities to explore new interest and discover historical elements about woodlands.
The wellness Haven is expected to provide 1,800 beds, which will be located next to the upcoming Woodlands South MRT, it is an integrated healthcare complex promotes health and active lifestyle through the lush landscape.
Community Nexus offers a cluster of facilities that serves as a one-stop convenient and public space for the residents; the Admiralty shopping mall will be undergo upgrading works to complement Kampung Admiralty, and the new pedestrian mall will provide a pleasant and convenient connection to the Admiralty MRT station.
The Recreation & Community Hub at Kranji
Under the Development Plan, the Singapore Racecourse is set to become a site with more activities, alongside other nearby attractions such as Sungei Buloh Wetland Reserve and the Mandai wildlife parks.
Transformation of Sembawang
Sembawang Park connector. A continuous loop will be formed to allow residents in the north access to major parks and nature sites, the park connectors it will be built with more cycling and walking paths, linking the towns of Sembawang, Woodlands and Yishun.
The upcoming Bukit Canberra is a 12-hectare hub that will offer Sembawang residents easier access to various facilities such as indoor sports hall, swimming pools, polyclinic, senior care centre, childcare, hawker centre, and green space for community farming. The hub is built around the existing landscape and retains its natural characteristics, this will enhance the lifestyle of the users while bringing them closer to nature. Bukit Canberra is expected to open in 2021.
Bukit Canberra will have sports and healthcare facilities such as a polyclinic and a senior care centre, and Active Health Lab and Nutrition Studio that is supported by technology to encourage residents to embrace active living to promote the ownership of one’s health.
Thomson East Line
The Thomson–East Coast line (TEL) is a fully underground 32 stations line over 43 kilometres (27 mi) in length, and will be among the world's longest driverless rapid transit lines.
It will start in the north at Woodlands town, heading south to Orchard and Marina Bay, then running eastwards along the east coast before ending at Upper East Coast.
By year 2021, Commuters will enjoy a 35-minute journey from Woodlands South to Orchard on the TEL, compared to a 50-minute journey by bus and MRT today.
On 25 May 2019, it was confirmed that the line would be extended to Changi Airport Terminal 5, by 2040.
Price Trend of the North Region
North Region condo price rose 40% within a span of 10 years. (year 2010-2020)
District 27 and District 26 enjoys similar appreciation around 41-44%, which was much higher than District 25 (28%). As more developments have sprung up in these 2 areas in the last decades, including new malls and new MRT stations.
However, the trend may start to favour Woodlands for the next 10 years with government plans to transform it into the “star destination of the North”. Following Jurong East, Woodlands could be the next “star performer” in the property market when transport systems and more commercial activities are brought into the area.
|5 (part)||South West||West Coast|
|21 (part)||Central West||Hume Ave|
|22||Far West||Boon Lay, Jurong, Tuas|
|23||North West||Bukit Batok, Choa Chu Kang, Hillview Avenue|
|24||Far North West||Kranji, Lim Chu Kang, Sungei Gedong, Tengah|
Jurong’s neighbouring towns are Tengah, Bukit Batok, Faber, West Coast and Tuas. It is the most well-known town in the west, and this will be increasingly so as its ongoing developments gravitate towards becoming the second Central Business District in Singapore. In fact, it is one of the most densely-populated industrial areas in the city-state.
Right beside Jurong East MRT Station, there is a shopping mall cluster. Shoppers will have a smooth shopping experience with a wide array of options presented to them. Entertainment will of course not fall short too, as JCube houses one of the few ice rinks in Singapore. Another good news is that IMM has a huge dry and wet playground that children will go crazy for.
Moving on from shopping malls, there are plenty of other recreational spots in Jurong. One can embrace the scenic nature in the Chinese and Japanese Gardens, and Jurong Lake Gardens, or learn more about birds at the Jurong Bird Park. However, the Bird Park will be relocated to Mandai by 2020. Jurong Lake Gardens will be the first national gardens in the heartlands in Singapore, and it will include various play areas, sports facilities and restored swamp forest and wetlands, and open its doors to the public progressively.
Visitors can also have an enriching learning experience at the Science Centre. In 2025, there will be a new science centre at the Jurong Lake Garden, located beside the Chinese Garden MRT. Furthermore, there will be a new addition of a lakeside village, comprising a mall and a park, where visitors can partake in water activities such as kayaking and dragon boating.
Transportation wise, Jurong has Jurong East, Chinese Garden, and Lakeside MRT Stations on North-South and East-West lines respectively. There are plans to build a mixed use integrated transport hub, which will include retail spaces and offices. In addition, by 2035, there will be 3 MRT Lines (East West Line, North-South and Jurong Region Line) serving Jurong, travelling will be made simpler and faster.
In addition to the existing International Business Park, the upcoming Jurong Lake District and Jurong Innovation District will transform Jurong into a more vibrant and productive economic and commercial hub. The Jurong Lake District will be home to new offices and houses, supplemented with amenities and public spaces. Moreover, due to its proximity to Jurong Lake, further recreational areas are built to cater to residents and workers in the area.
Tengah is a new town in Singapore, it is bordered by Choa Chu Kang, Jurong East and Jurong West, and Bukit Batok. It is not just any ordinary new town but will be Singapore’s first smart and sustainable town, equipped with green features and smart technologies.
Also known as the Forest Town, Tengah is estimated to create 42 000 new homes, with 30 000 units set for public housing and 12 000 units set for private properties. One special highlight about Tengah is that it is divided into five unique districts, namely the Forest Hill District, Brick Land District, Park District, Garden District and Plantation District. Each has its own distinct theme. This town is built with the aim of maximising the quality of living and purposefully integrating greenery with the built environment.
Residents of Tengah will be able to travel across the country via the Jurong Region Line, ready in 2026. An integrated transport hub will also be built by 2022. Tengah will also be a major step forward to fulfil Singapore’s movement towards a car-lite environment. Park District will be the first “car-free” town centre in Singapore.
Bukit Batok is bounded by Choa Chu Kang, Cashew, Clementi, Bukit Timah, Jurong East and Tengah. This is a self-sufficient town with a comprehensive set of amenities, facilitating the needs of residents, allowing them to live a quality life in this relatively quiet and peaceful town. Residents or visitors can travel to and from Bukit Batok via the Bukit Batok and Bukit Gombak MRT station on North-South Line, or take a bus at the Bukit Batok Bus Interchange. The new addition of Bukit Batok West MRT Station on Jurong Region Line will definitely improve the connectivity in the future. Station is estimated to complete in 2027.
Residents can have their shopping, grocery, dining needs fulfilled at the four malls in Bukit Batok. West Mall and Bukit Batok Town Centre, for example, are right beside the Bus Interchange and Bukit Batok MRT Station. The West Mall, Bukit Batok’s main mall, houses a cinema and the Bukit Batok Public Library where residents can spend some leisure and quality time there. The Town Centre is a very local and down to earth place with a wet market selling fresh produce as well. The HillV2 is a relatively newer 2 storey mall, serving residents nearby.
One top feature of Bukit Batok is its parks. For instance the Bukit Batok Town Park and the Bukit Batok Nature Park are well known for their stunning view of the Little Guilin and quarry respectively, a rare and the only sites in Singapore. This year, 2020, residents can finally enjoy the new built 4.8 hectares Bukit Gombak Park which will be connected to Little Guilin, Bukit Batok Nature Park and the Choa Chu Kang Park Connector, elongating the nature trail. Furthermore, an ASEAN Heritage Park, Bukit Timah Nature Reserve, is also within the vicinity. This 163 hectares reserve is home to the 163 m tall Bukit Timah Hill, Singapore’s tallest hill. One can hike through the park or even ride along its advanced 7 km mountain bike trail.
Other than the malls and parks, residents can also head to the HomeTeam NS Bukit Batok or the Civil Service Club to have a hell of a time. From Cilp ‘n Climb, Laser tag, a large indoor playground, to golf and rope courses, the HomeTeam NS has it all. On the other hand, the Civil Service Club is just as impressive with its entertainment options. One can sing karaoke, play at an old school arcade, go bowling, play tennis, swim, etc all under one roof.
Choa Chu Kang
Choa Chu Kang is surrounded by Sungei Kadut, Tengah, Bukit Batok and Bukit Panjang. The public transports serving Choa Chu Kang are Choa Chu Kang MRT and LRT Station, on the North South Line and Bukit Panjang LRT respectively, and the Choa Chu Kang Bus Interchange. In addition, Choa Chu Kang will also have its own stations, namely Choa Chu Kang West and Choa Chu Kang, on the Jurong Region Line, which will be ready by 2026. Residents will definitely benefit from the Choa Chu Kang interchange.
Beside the public transport cluster lies the main shopping mall, Lot One Shoppers' Mall, in the town. It has not only big brands, but also a cinema and library, wonderful entertainment options. There are other malls like Yew Tee Square, Yew Tee Point, Junction 10 and more serving residents’ needs in the area.
Something to look forward in Choa Chu Kang may be the SAFRA Clubhouse. It will open its doors to the public in 2022, and visitors will be showcased with a wide-ranging fitness and entertainment options. (photo: safra clubhouse)
Future Transformation of the West Region
Jurong Lake District
Jurong Lake District is a high quality mixed-use business district located outside the city centre. This 360 hectares development is positioned to become Singapore’s second Central Business District. It will encompass quality offices, housing, amenities, green spaces and a recreational cluster around Jurong Lake, maximising the advantage of its location. As a result, 100,000 jobs and more than 20,000 homes will be created, providing more opportunities for Singaporeans and allowing workers to work closer to home. This exciting project is anticipated to complete by 2040.
By 2035, the area will be served by North-South Line, East West Line, and Jurong Region Line, enhancing commuters’ travelling experience.
One feature of the Jurong Lake District is its car-lite environment. Roads and streets will be designed to enhance the comfort, convenience and efficiency of travelling via public transport, bicycle and legs. The bus network aims to cover every development so that commuters will only take a 5 minutes stroll to reach a bus stop or an MRT Station. This is in line with URA’s goal for more than 80 per cent of all commuter trips in the district to be via public transport.
Other than being a major commercial and economic hub, the Jurong Lake District also set aside 100 hectares of land for green spaces, 17 km of waterfront areas for social and community activities, including dining, shopping and entertainment. Furthermore, a new waterway will be created at the eastern shore of the lake, creating a new island. As aforementioned in the Jurong Highlights, the new Science Centre will also be relocated to the area.
Jurong Innovation District
Jurong Innovation District (JID) occupies 600 hectares of land and is segmented into five unique precincts that host the full value chain of manufacturing activities from prototyping and test-bedding to production and distribution. The five precincts are Bulim, Tengah, CleanTech Park & LaunchPad @ JID, Bahar and Nanyang Technological University (NTU). This project further fuels industry-academia collaborations, forming a virtuous cycle. The first phase of the district is slated to be completed in 2022 while creating more than 95,000 jobs and opportunities as top global firms become new entrants of the District.
The Jurong Innovation District also emphasise on blending nature with bricks. Therefore, it features up to 40 per cent green coverage, including green links, parks for communal activities and pathways for animals like birds. Similar to the Jurong Lake District, workers are able to work in such a fresh and scenic environment, boosting their quality of life.
Commuters can also travel to the Jurong Innovation District via the Jurong Region Line (JRL). The District is served by 6 JRL Stations, very convenient for commuters from any direction. It is also just a 5 minutes drive from the Jurong Lake District.
Tengah is a new town in Singapore, equipped with green, sustainable features and smart technologies like smart planning, automated waste collection and more. Also known as the Forest Town, Tengah is estimated to create 42,000 new homes, with 30,000 units set for public housing and 12,000 units set for private properties. Basic amenities such as medical facilities, neighbourhood centre, sports hub and integrated community hub will also be built to complement the multiplying residential developments and fulfil residents’ needs. Also, great news for residents, the buildings in Tengah are angled in a way to optimise wind flow. Therefore, the town in general will have better natural ventilation and cooler temperature, a big plus for the humid weather like Singapore’s.
Residents of Tengah will be able to travel across the country via the Jurong Region Line, ready in 2026. Tengah will be served by the following stations on JRL: Tengah Plantation, Tengah Park, Tenagah and Hong Kah. The upcoming MRT Line will connect Tengah to nearby areas such as Jurong East, Jurong Industrial Estate, Nanyang Technological University, Choa Chu Kang and the upcoming Jurong Lake District and Jurong Innovation District. An integrated transport hub will also be built by 2022. Tengah will also be a major step forward to fulfil Singapore’s movement towards a car-lite environment, where walking and cycling are encouraged. Park District will be the first “car-free” town centre in Singapore. This will be done so by having roads run under the town centre, freeing up big patches of land for walking, cycling and recreational activities.
Another major highlight is the 100 m wide, 5 km long Forest Corridor, forming part of a larger ecological pathway connecting to the Western and Central Catchment Areas. It also includes an expansive 20 hectare Central Park and a grand amphitheatre. Therefore, aside from the surrounding greenery, residents of Tengah can also embrace deeper within nature in these parks.
Tuas Mega Port
Tuas Mega Port is a major leap for Singapore to take on as a world class maritime hub. This is a long term project that includes four phases. The first phase is expected to begin operations progressively from 2021 and the target completion year is 2040. By that time, the port will be able to handle 65 million TEUs of cargo annually, twice the volume handled by our ports today.
The Tuas container terminal, expected to be the largest container terminal in the world, will consolidate the other five terminals in Singapore. In accordance with the plans to shift towards a digital future, state-of-the-art technologies are used, boosting efficiency and productivity. Currently, 170, 000 workers are employed in the maritime sector. This development will definitely create a demand for more tech-savvy workers to handle the smart port. In addition, the port also includes a commercial area, combining both port activities and lifestyle spaces.
Price Trends of the West Region
West Region resale prices saw an appreciation of 47% over the past decade. Prices are expected to appreciate more as the west is gradually becoming Singapore’s next economic and business hub. With so many major upcoming developments in the area, for instance the Jurong Lake District, Jurong Innovation District, Tuas Mega Port and a new town Tengah, the west will become a major employment node. Furthermore, connectivity in the west will be greatly boosted as it will be served by 4 MRT lines in 2035.
With workplace nearby and an improved environment to live in, the West’s properties will definitely continue to do well in the future, when most projects are completed.
Review of Properties in the West Region