Archive for May 25th, 2008

Kallang River surroundings poised for boom time

Posted by luxuryasiahome on May 25, 2008

Waterside district with lush greenery has potential to be leading residential enclave, say analysts, pointing out its proximity to town and good public transport

Finally, a bit of news to cheer the ailing housing market: The drab, neglected area north of Kallang River is to be Singapore’s next lifestyle hot spot.

Four thousand new waterfront homes, all to be built by private developers, are slated to come up in the area in the next 15 years.

Walking, jogging and cycling are just some of the outdoor activities that residents of the 4,000 new homes in the area can enjoy. — PHOTOS: THE NEW PAPER, NATIONAL PARKS BOARD

They will offer cool green living in a lush park setting, as well as resort-style beachfront housing near the water’s edge.

Kallang Riverside will also be transformed into a lively commercial hub and leisure destination, with enough space for 400,000 sq m of offices and shops and 3,000 hotel rooms.

All this was announced by the Urban Redevelopment Authority (URA) on Friday as part of its latest Master Plan, which guides Singapore’s land use policy in the medium term.

Property consultants say the new Kallang district, bounded by Lavender and Kallang MRT stations on the northern corners and the Kallang River to the south, has the potential to become a premier residential enclave.

‘The area is near town, yet next to the beach, it reminds me of places like the Gold Coast,’ said Mr Danny Yeo, the deputy managing director of property firm Knight Frank.

He lauded the exclusivity of the area, which is bounded by waterways on all sides except for Kallang Road to the north.

‘It’s resort living on the fringe of the city. Many people will want to live there.’

Jones Lang LaSalle (JLL)’s head of South-east Asia research, Mr Chua Yang Liang, called the area ‘a hybrid of the current two waterfront areas, Marina Bay and Sentosa’.

Over the last couple of years, demand for waterfront homes has strengthened and the limited supply of such properties has led to their prices surging to a level beyond the grasp of many Singaporeans, he said.

‘This new district may help make similar projects available to the man in the street.’

Mr Karamjit Singh, the managing director of property consultancy Credo Real Estate, drew a comparison with Novena, another prime city-fringe area, instead.

He highlighted the fact that Kallang is served by two MRT stations, making it a very desirable residential and office location.

‘Kallang has the potential of becoming the new Novena, purely because it’s that close to town.’

Lots to choose from

A range of housing options will be available in Kallang Riverside, if all goes according to the Master Plan.

Most of the homes will be set on the western bank of the river in an area called The Green, which will have a park running down the middle.

Low-rise apartment blocks will face the park, with high-rise condominiums soaring behind them.

The Government has set aside several plots for high-density housing here, with varying plot ratios for different building heights, noted Mr Li Hiaw Ho, the executive director of CB Richard Ellis Research.

This will allow for a ’step-down’ range of storey heights that descend towards the waterfront, enabling residents in the top floors of each building to enjoy views of the water.

Homes that are directly fronting the park or the river will also be encouraged to go ‘fenceless’ to create a seamless blend of parkland, beachfronts and buildings, said the URA.

Landed homes may also make an appearance nearer the beaches, said JLL’s Mr Chua.

City-fringe prices

Kallang may sound like a first-class place to live, but expect to pay top dollar for homes there.

Property values are expected to soar in the area, especially for the planned new homes. The surrounding residences will not feel any impact for the next few years, but prices may rise once the area starts taking shape, predicted property experts.

Most of the housing estates nearby are made up of HDB flats.

Currently, the only condominium in the area is the upcoming Riverine by the Park, along Kallang Road near the river. Nearby is Citylights, at Jellicoe Road near Lavender MRT station.

Units were recently sold at Riverine for $1,600 per sq ft (psf) and at Citylights for $1,000 to $1,300 psf.

Across the river, condos in Tanjong Rhu have been sold for as low as $750 psf at Tanjong Ria Condo and for more than $1,600 psf at Casuarina Cove.

Knight Frank’s Mr Yeo believes home prices in the new Kallang will be ‘a shade below those in Orchard, and probably comparable to those in Newton and Novena’, with waterfront homes costing even more.

Mr Chua expects prices to be about 10 per cent to 15 per cent lower than those currently commanded by Marina Bay and Sentosa, which range from $1,700 psf to $2,700 psf.

‘The plans will bring the population back into Kallang and increase demand for the surrounding properties,’ he said.

Already, buyers are being drawn to HDB flats in the area because of the high prices of private homes and the conservation charm of Kallang, Mr Chua said.

‘It’s still a little sleepy town now, and there won’t be much short-term impact, but in the medium to long term, we should see price movements there.’

EMERGING HOT SPOT

Under the URA’s latest Master Plan, Kallang Riverside will be transformed into a lively commercial hub and leisure destination, with enough space for 400,000 sq m of offices and shops and 3,000 hotel rooms.

Knight Frank’s Mr Danny Yeo likens the area to city-fringe resort living, as it reminds him of Australia’s Gold Coast, with the district being near town and yet next to the beach.

Jones Lang LaSalle’s Mr Chua Yang Liang calls the area ‘a hybrid of the current two waterfront areas, Marina Bay and Sentosa’.

Source : Sunday Times – 25 May 2008

Posted in All Singapore, General, Masterplan | Tagged: Casuarina Cove, Citylights, Draft Master Plan 2008, Kallang Basin, Kallang Riverside, Land Use Planning, Master Plan 2008, Tanjong Ria Condo, The Riverine by the Park, URA, Urban Planning | Leave a Comment »

URA Draft Masterplan 2008 to turn Kallang Basin into mini Sentosa Cove

Posted by luxuryasiahome on May 25, 2008

Kallang property prices set to go up?

A BUSTLING beachfront precinct with waterfront homes, offices, hotels, shopping malls and entertainment outlets.

Think Sentosa Cove, but on a smaller scale. And perhaps, not so pricey.

That will be the new face of Kallang Basin in years to come.

This makeover is one of the initiatives of the Draft Master Plan 2008, launched by Minister of National Development Mah Bow Tan yesterday.

For property speculators and homeowners in that area, this makeover can spell only one thing -higher property prices.

The one thing some residents want to know is: how much is the value of my place expected to rise?

There are two small Housing Board (HDB) estates with less than 20 blocks in that area, and both overlook Kallang Basin.

The Riverine, a 96-unit apartment project which was launched a year ago, will be the first private residential project to be completed in Kallang Riverside.

Auditor Justin Lee, who lives in a four-room HDB flat there, said: ‘The redevelopment sounds exciting. At last, they’re going to spruce up this area. I think this place has potential, since there’s a beach here and it’s near to town.

An artist’s impression of the revamped Kallang Basin. –Picture: URA

‘It’ll be a while before the whole place is revitalised and, by then, I’m sure the value of my place would have gone up.’

Mr Lee, who is in his 30s, paid more than $200,000 for his place some two years ago.

Property-watchers we spoke to agreed that property prices in that area will certainly head up once construction there starts.

But it’s still early days yet, especially for those hoping to cash in now.

PropNex’s chief executive Mohamed Ismail said: ‘There won’t be any immediate impact on prices today. If anything, the value of homes there will hold well now because of the news.

Still Early

‘We may not see the price increase today, tomorrow or a few months to come. But in a few years’ time, this place will command a premium because of the transformation.’

He reckoned that when construction begins, buyers can be expected to pay a premium of 10 to 15 per cent above its usual price.

The proximity to town, the Marina Bay Sands integrated resort, and the new Sports Hub will bode well for homeowners there, he said.

‘People who want to invest in that place now will not be wrong in the long run. When things start coming up, such as the Sports Hub, the new MRT station and basic infrastructure, rentals and prices in that area will go up too,’ he added.

Mr Eugene Lim, an assistant vice-president with ERA Realty Network, also believes that one can expect a run-up in terms of property prices there.

But don’t expect a 10-per-cent increase in price now because nothing is concrete yet, he said.

‘It’s a 10 to 15 years’ project and will not happen straightaway.

‘But when plans are more concrete, land parcels are sold and developers start to announce their projects, prices in that area will increase. In 15 years’ time, prices there could even double what it is today.’

The Kallang Riverside area today is a quiet neighbourhood, home to a few flatted factories and a hangout for wakeboard enthusiasts.

While some are relishing the thought of a mini Sentosa Cove by their doorstep, others are not so hot about it.

Fishball noodle seller Tan Boey Khim, who lives in a four-room HDB flat just opposite the Kallang Basin, would prefer the area to remain status quo.

Mr Tan has been selling his noodles in a market there for the last 30 years.

The 66-year-old paid about $190,000 for his flat two years ago.

Right now, he enjoys an unblocked, picturesque view of the Kallang Basin all the way to Tanjong Rhu, the Marina Bay area, East Coast Park and even the Singapore Flyer.

For him, redevelopment means more noise, dust and traffic inconveniences from the construction.

Mr Tan said in Mandarin: ‘The plans don’t matter to me. I don’t even know if I will still be around when this whole area is redeveloped. Anyway, it’s still too early for me to think about selling this place for a profit.

‘I like the area, the view and proximity to town. I just hope it doesn’t become too crowded.’

The changes

More than 4,000 private homes withwaterfront views west of Kallang River.
Office, hotel, retail and entertainment space.
Hotel cluster with some 3,000 rooms.
Old Kallang Airport conserved, sold and adapted to new uses.
Promenade along Kallang River andRochor Canal to be upgraded.
Kallang Riverside Park to the west ofKallang River will be upgraded withabeachside lagoon.
Integrated second-storey linkway from Kallang MRT station to the new Sports Hub, with shops lining the way.
Sports Hub will have new National Stadium, Aquatic & Water Leisure Centre, Multi-Purpose Indoor Arena, the Singapore Indoor Stadium.

- Draft Master Plan 2008 -

More homes

Punggol and Sengkang to be further developed.

New housing options in Queenstown, Bukit Merah, Bedok, Clementi and Yishun.

A business magnet

New growth areas in Tanjong Pagar, Beach Road/Ophir-Rochor corridor to be developed.

Commercial hubs outside the city to offer alternatives for businesses and provide jobs closer to homes.

This includes Jurong Lake District, Kallang Riverside and Paya Lebar Central.

An exciting playground

The Leisure Plan showcases a range of facilities, including a150km round-island route for joggers and cyclists.

The Draft Master Plan 2008 is open for public viewing and comments from 23 May to 20 Jun 2008.

The exhibition is at the URA Centre on Maxwell Road.

Source : New Paper – 24 May 2008

Posted in All Singapore, General, Masterplan | Tagged: Draft Master Plan 2008, Kallang Basin, Kallang Riverside, Land Use Planning, Master Plan 2008, The Riverine by the Park, URA, Urban Planning | Leave a Comment »

Kranji’s growing needs

Posted by luxuryasiahome on May 25, 2008

Farmers need more help to thrive if area is to fulfil its potential as a countryside draw

Trying to get out of the Kranji countryside without a car of your own used to require a mixture of charm and luck. Since there were no bus services, and no taxi driver would take a booking from that far-flung corner of Singapore, I had to beg for rides out from other farm visitors.

Today, the farmers run a minibus service from the nearby Kranji MRT Station, and growing public interest has been mirrored by increasing development of farms that incorporate facilities such as farmstays and cafes.

To cap it off, the Urban Redevelopment Authority (URA) unveiled plans last week for 21ha of new parkland, walking trails as well as more farming plots with space for leisure facilities there. It declared that the 1,400ha Kranji and Lim Chu Kang area – dotted with 115 farms – has potential to be ‘a unique countryside destination close to nature’.

But farmers from the Kranji Countryside Association will tell you that it has been a long, hard slog to get the authorities to recognise the gem in this north-western district – and how, despite this recent vindication, it will continue to be so.

They tried selling this concept of ‘agri-tainment’ to the authorities in 2003. This marriage of agriculture and entertainment on farmland, they said, could be used to bolster farms’ income and nurture greater interest in local produce.

In 2005, the URA eased its rules to let farms open shops and restaurants, and offer farmstays. The Singapore Land Authority followed that up the following year by putting up new farmland for tender for ‘agri-tainment’ uses.

By then, the farmers’ continual promotion – driven by the flamboyant former Netball Singapore chief Ivy Singh-Lim and fourth-generation farmer Kenny Eng – had generated enough attention for even listed firms to muscle in on the action.

HLH Agri R&D, a subsidiary of mainboard-listed PDC Corp, is now developing 20 farm villas, a restaurant and beer garden just behind Mrs Singh-Lim’s organic vegetable farm, Bollywood Veggies, off Neo Tiew Road.

But the grand plans to turn Kranji into a rustic haven belie the continual problems the farmers face.

There is still no proper bus service. SMRT service 925 – the only one that goes anywhere near – ventures only to the tip of the farming area in Neo Tiew Crescent on Sundays and public holidays.

The association’s farmers pay about $7,000 a month to run an hourly minibus service plying the inner sections of the countryside. They charge $2 a ride, which barely covers half their costs.

A bus service is a lifeline for lower-income folk who otherwise cannot afford to visit the area. But the farmers’ repeated appeals for a proper service, which they have offered to subsidise, have not borne fruit.

Until the authorities and bus companies relent, they will have to dig deep into their pockets to keep that private service going.

Indeed, up till last week, one could be forgiven for thinking that the Kranji farmers were pretty low on the nation’s priority list.

The area was unceremoniously picked for a granite stockpile last year to stabilise the supply of construction materials after Indonesia imposed a ban on land sand exports and detained barges shipping granite to Singapore.

Explaining its move, the Building and Construction Authority said the area was ‘away from built-up areas’ which, ironically, was one of the main reasons for its appeal to locals and tourists alike.

The stockpile remained, despite a 1,000-signature petition and a protest by 20 farmers. And the signs are that it will stay even in view of the longer-term plans to develop Kranji as a leisure destination.

Perhaps an even bigger issue is the short lease of farmland in Singapore. While developers downtown have the luxury of 99-year leases, farmland is leased out for 20 years at a stretch. This policy betrays the transient nature of farmland in Singapore – and bolsters the perception that land can be used for agriculture only until a more pressing or profitable use comes along.

While it is hard to justify shielding farmers from rising land costs when the rest of Singapore feels the pinch, it wouldn’t hurt to give them a greater sense of certainty now that Kranji has been earmarked as a countryside destination.

It need not be a massive gesture. Simply letting the farmers renew their leases a few years before they run out – similar to letting owners of downtown developments ‘top up’ their 99-year leases before a collective sale – can help spur hesitant farmers to develop more visitor facilities.

It would also help stave off developers with deep pockets but little interest in farming who snap up land to build commercial facilities surrounded by token planting.

Agriculture is the lifeblood of Kranji, and the farms need to thrive if the area is to fulfil its newly minted role as Singapore’s next big countryside attraction.

Lose them, and we will be left with nothing but a theme park.

Source : Sunday Times – 25 May 2008

Posted in All Singapore, General | Tagged: Agri-tainment, Bollywood Veggies, Farmstays, HLH Agri, Kranji, Lim Chu Kang, Singapore Countryside, Singapore Recreational Options | Leave a Comment »

Malay Village’s demise: ‘It’s time’

Posted by luxuryasiahome on May 25, 2008

Community says place has seen its best days, but hopes redevelopments will retain area’s traditions

After years of being branded a ‘white elephant’, the death knell has finally sounded for the Malay Village in Geylang Serai.

No one seems particularly upset to see it go – not even those who mooted the idea or some of its current tenants.

‘There’s no point keeping it if we’re not able to sustain it. It has become an eyesore. Each time I pass by the place, I feel my heart breaking,’ said Major Ibrahim Bulat, 63, who was one of five members of the Malay Village advisory committee set up in 1992.

Since the 2.2ha development – about the size of two football fields – was first approved by the Ministry of National Development in 1981 to showcase Malay traditional kampung living, it has been plagued with problems and never lived up to its billing.

Of the 80 shop units, fewer than 10 are open daily even though Malay Village Pte Ltd, its current management company, said 70 of them are leased out.

Many of them are used as storage facilities by businesses.

About 1,800 tourists visited its museum last year, said Malay Village. But when The Sunday Times dropped in on Friday, its doors were shut. A security guard appeared after we told him over an intercom that we wanted to tour it.

Visitors who step into the two- storey museum, are often greeted by a whiff of cat urine and bat droppings on the floorboards as they pass dusty artefacts such as old musical instruments, cooking appliances, traditional games and a replica of a Malay wedding hall.

The guard, who doubles as the museum’s guide, said the place is kept locked unless a visitor drops in. Visitors have to pay an entrance fee of $5 and a tour of the museum takes about an hour.

Mr Dai Foh Chin, 80, one of the village’s few tenants who stay open, lamented: ‘People call this the Malay Village; I call this place a holiday resort. I open my shop from 7am to 7pm daily, but there are hardly any customers,’

The provision shop owner, who has been there for a year and pays under $3,000 in rent, said he has been making a loss of $1,000 a month.

Business is so bad that he gets his children to take his goods to be sold elsewhere.

A more recent addition to the village is Ms Siti Suhaila Yahya, 30, who opened a foot spa there three weeks ago. She spent $250,000 to set it up, but was unperturbed by news that the place will be demolished.

‘It is the norm in the retail industry for the tenancy period to be three years with no guarantee of subsequent renewal. The fact that I have until 2011 is already beyond the normal duration of tenancy,’ said Ms Siti who is already shopping around for a new location within the Geylang Serai area.

Revamp in the works

Under a new draft Master Plan unveiled by the Urban Redevelopment Authority (URA) last Friday, the Malay Village will make way for a new civic centre and plaza as part of the Government’s efforts to rejuvenate the area while preserving its local character.

The civic centre – which could take on Malay design elements – will house a community club, Community Development Council offices and possibly a library and gallery showcasing the area’s history.

Proposed pedestrian malls leading up to the Paya Lebar MRT station will also mean more space for bazaars and cultural performances.

Going too, will be Tanjong Katong Complex farther up from Malay Village.

The URA told The Sunday Times the development date for the complex, a state property managed by the Singapore Land Authority, has not been fixed but will take place after the current leases – all short-term – run out and when the land is needed.

Crucial to retain culture

But with village’s demise, will a slice of Malay history also be lost?

At least one person spoke up for the beleaguered landmark.

Associate Professor Hadijah Rahmat, head of the Malay language department at the National Institute of Education, thinks the concept behind the Malay Village is still valid and the authorities may be too hasty in wanting to demolish it.

There is a need to show how rural Malays used to live and the Malay Village still fulfils the criteria, she said.

‘But we should study how the place can be made more vibrant and dynamic. Heritage centres cannot be 100 per cent commercially run. Usually, the authorities will give a helping hand.’

The company behind the project, Malay Village Pte Ltd, still believes it can make a go of it and may appeal to have its lease extended beyond 2011.

General manager Jeffrey Chan, 35, said the company’s plans for a $50 million revamp of the village are on hold until he sees the URA blueprint for the area.

He said he had submitted a draft proposal to the authorities last month to rebuild it with a similar ‘kampung ambience’ and with 20 per cent more retail space.

At least half of the 40 Geylang Serai residents, shopkeepers and hawkers The Sunday Times spoke to said they hoped to see some elements of Malay tradition preserved in the redevelopment.

Just as many, however, said they want a mall in its place, with a supermarket; even better if it comes with a movie theatre.

‘The place was supposed to remind people of the kampung days so that our future generations will know what it was like in the old days,’ said Malay grassroots group Majlis Pusat president and former MP, Mr Zulkifli Mohammed, 60. He was also was one of the MPs who supported the idea of setting up the Malay Village.

‘Now, they will probably have to go to Malaysia or the Riau Islands to see what a kampung looks like.’

But he did agree that it is no longer viable to keep the Malay Village as it is.

‘It has not achieved the objective of showcasing Malay culture. I think the Malay Heritage Centre in Kampong Glam has taken over that role,’ said Mr Zulkifli.

He held out hope that the proposed gallery at the civic centre would offer a link to the area’s history.

The MP for the area, Dr Fatimah Lateef, 42, said while redevelopment is necessary, new structures that will be introduced, be they malls or civic centres, should ‘keep the Malay identity to a certain extent’.

Beyond incorporating Malay aesthetic elements into the designs, she hopes the new civic centre can exhibit Malay culture amid its other necessary functions, like a library and community club.

Referring to the Malay Heritage Centre, she said: ‘People may not specifically go to look for it. But if you reach out to them at the civic centre where they go to for community services, you’re bringing it out to the community rather than keeping it within four walls.’

An idea that didn’t click

1970s: The idea of having a Malay village is mooted by Majlis Pusat, the umbrella body for Malay cultural groups. There are two aims: to showcase Malay culture to visitors and to provide a place for selling Malay souvenirs. The suggested location is Pasir Panjang, with its many beachfront kampungs.

August 1980: Minister-in-charge of Muslim Affairs Ahmad Mattar announces plans for the village.

November 1981: Minister for National Development Teh Cheang Wan gives approval in principle. Dr Mattar suggests that the facility be run 100 per cent by Malays.

February 1984: The Government gives the official approval. Geylang Serai is now the chosen site.

1986: Construction begins. The Housing Board spends $10 million.

November 1989: The Malay Village is completed.

February 1991: HDB sets conditions on managing the village. Among them is a 25 per cent limit on the number of non-Malay tenants.

September 1991: Ananda group of companies, run by Hong Kong businessman Clarence Cheung, wins the tender to run the Malay Village. The tender is worth $3.8 million. It announces plans to build a high-tech Islamic cultural museum worth $10 million in the village. This never materialises.

February 1992: Tender for shops opens.

March 1992: Of the 70 shops, only eight open.

May 1992: Seven out of 45 successful bidders pull out.

June 1992: Advisory panel is formed.

June 1994: Plans for an aggressive promotion campaign with an estimated cost of $1 million are outlined.

November 1994: Ethnic ratio of tenants is removed.

April 2006: A new management, Malay Village Pte Ltd, takes over and makes a police report regarding the Malay Village’s accounts. By then, it has only a few thousand dollars in its coffers and has chalked up a six-digit debt.

April 2008: Malay Village Pte Ltd announces plans to pump in as much as $100 million to revive the place.

May 2008: URA announces plans to demolish the Malay Village after its lease ends in 2011 and to build a civic centre there in its place.

Source : Sunday Times – 25 May 2008

Posted in All Singapore, General, Masterplan | Tagged: Civic Centre, Geylang Serai, Land Use Planning, Malay Village, Master Plan 2008, Paya Lebar Central, Urban Planning | Leave a Comment »

Malay Village to be torn down in 2011, but stallholders remain upbeat

Posted by luxuryasiahome on May 25, 2008

‘There is a bright future’

The Malay Village is to be torn down in 2011, but some of the current stall holders were upbeat about the changes.

Malay Village Pte Ltd’s general manager Jeffrey Chan told The New Paper that he welcomed the news.

In a report in The New Paper on 12 Apr, Mr Chan, 35, said he had submitted a $50 million plan to the Housing Board (HDB) to revamp the village.

He said: ‘The plans we submitted to HDB last month seems close to what the URA (Urban Redevelopment Authority) wants. We are happy to hear that there will be a civic centre and space for cultural performances because it goes with what we plan to offer.’

He said his company wants to amend and resubmit its plans within two weeks to HDB.

When asked if he is confident of getting an approval, he would only say that he ‘remains positive’.

This despite being aware that the commercial use of the land might be shelved, which means that his plans may not be usable.

Mr Chan said that URA’s plans are not set in stone yet. ‘So we hope that when a decision on usage of the space is finally made, HDB will approve our commercial plans.’

The Malay Village was set up in 1989 to showcase traditional Malay village life but, over time, it has been labelled a white elephant.

Presently, its tenants are an odd mix of shops selling anything from traditional Malay clothes and woodcraft to frozen meat and fruits.

Despite the news that she has only three years left for business, Ms Siti Suhaila Yahya of Wayan Retreat Balinese Spa said that she is hopeful of remaining in the area beyond 2011.

The spa owner spent $250,000 to renovate her spa and hire more employees early this month.

The 30-year-old said: ‘I look forward to making the best use during this period, but I would like to assure the Malay community that we will retain our presence in Geylang Serai.’

She has another branch in Bussorah Street, off Arab Street.

She said: ‘I hope that URA will engage the existing tenants and give us priority (to be involved) in their redevelopment plans.’

Staying On

Other tenants expressed similar interest in staying on.

One of them is Mrs Ramlah Karim, 63, who shifted her bridal outfit shop to Malay Village in January due to lower rents there. Her shop used to be at Jalan Pisang off Arab Street.

She said: ‘True, there’s not much walk-in traffic and I get by on my regulars, but the place is growing on me… I like the richness of culture here and I believe there is a bright future for business when the new market and mall are ready next year.’

Nigerian tourist Lawal Musawa, 46, who was shopping with his wife at a boutique selling traditional clothes, felt the Malay Village was a ‘natural setting’ that the Malays should be proud of.

When told it will be torn down, he said: ‘This is one of the places in Singapore to see what a Malay settlement is like. If it looks too new, I don’t think tourists like me will appreciate the culture, even if there are performances.’

The Changes

UNDER the Urban Redevelopment Authority’s Draft Masterplan 2008, the estimated 2.2-ha area of the Malay Village:

Will be incorporated as part of a larger Paya Lebar Central area.
Will be transformed into a civic centre, a plaza and a pedestrian mall, but will keep the culture and heritage of the area.
Will house a community club, a Community Development Council office and, maybe, a community library in he civic centre.
Will have more space for stalls during the Hari Raya bazaar at the pedestrian mall.
Will have open spaces for stalls and activities in front of the civic centre, about the size of HDB Hub in Toa Payoh.

Source : New Paper – 24 May 2008

Posted in All Singapore, General, Masterplan | Tagged: Civic Centre, Land Use Planning, Malay Village, Master Plan 2008, Paya Lebar Central, Urban Planning | Leave a Comment »

Trustee should distribute sale proceeds according to terms

Posted by luxuryasiahome on May 25, 2008

Q I read your advice on how to claim a share of an estate, and I have some queries.

If there is a piece of land in the name of a trustee:

Is it possible for the trustee to sell it without the knowledge of the descendants of the person who entrusted it to him?

And if so, does the trustee get to keep all the proceeds?

How can we check if a transaction has been made and if the proceeds have been paid out?

A A trust is set up when a settlor gives an asset to a trustee on behalf of a beneficiary. The trust can be set up immediately, during the settlor’s lifetime or, if it is stated in the settlor’s will, it will take effect only upon the settlor’s death.

The trustee holds the legal title to the asset, while the beneficiary will inherit the asset.

It is possible for the trustee to sell the asset (in this case, the land) without the knowledge of the beneficiary.

However, under the law, whatever the trustee does, he has to ensure that everything is done for the benefit of the beneficiary and according to the terms of the trust.

The trustee will, therefore, have to distribute the proceeds of the sale according to the terms of the trust and should not keep all the proceeds – unless he is one of the beneficiaries under the trust, in which case he is entitled to keep his share according to the terms of the trust.

You can check with the Singapore Land Authority to find out whether the piece of land has been sold and, if so, to whom and for how much.

Alternatively, you may wish to engage a lawyer to do the necessary searches for you.

Note also that the beneficiary has the right to ask the trustee for an account of the income and expenses of the trust to date.

Ang Kim Lan
Goodwins Law Corporation

Source : Sunday Times – 25 May 2008

Posted in General, Legal Issues & News | Tagged: Legal Advice, Trustee | Leave a Comment »

‘Kitschy’ Chinatown, authentic Little India

Posted by luxuryasiahome on May 25, 2008

CHINATOWN

The Singapore Tourism Board’s latest numbers show that Chinatown ranks as Singapore’s second most popular free attraction after Orchard Road, drawing 51 per cent of all visitors in 2006.

Little India was third with 36 per cent while Kampong Glam, Singapore’s other Malay and Islamic enclave, drew 8 per cent.

While Chinatown is certainly more successful than the Malay Village, its critics have accused it of being too artificial following the nearly $100 million spent revitalising it in the late 1990s.

Famous architect Tay Kheng Soon, for instance, had described it as ‘kitsch’.

While facades of pre-war shophouses from Mosque Street to Neil Road were preserved under the Urban Redevelopment Authority’s conservation movement, many lament that the enclave has lost its original flavour and soul.

Today, souvenir shops and stands dot the focal areas in Pagoda Street and Trengganu Street while the other streets are filled with outlets like restaurants, antique shops and beauty parlours.

A Chinatown Heritage Centre, food street and night market are also frequented by mostly tourists.

Nearly all 10 shopkeepers interviewed agreed Chinatown no longer retains its character.

‘It’s too tailored for tourists. We go overseas, to Malaysia and China, to find the Chinese ambience,’ said Mr Gary Kor, 33, who runs Isle boutique in Pagoda Street.

Tourists say that they do not get a sense of local Chinese heritage.

Said South African tourist Gus Greeff: ‘The shops are too similar, and I don’t think they are really helpful in improving my knowledge of the Chinese culture here.’

LITTLE INDIA

Keep the old trades, let businesses sprout on their own, cater to locals and tourists. That is its success formula as an ethnic enclave.

Mr A. Jothilingam, 30, owner of textile shop Nalli, said Little India works because of its variety of traditional trades and goods and its celebration of Indian festivals.

‘The Indians will always have a reason to come back, to buy flowers and traditional textiles for weddings,’ he said.

Little India Shopkeepers and Heritage Association chairman Rajakumar Chandra hopes to retain the area’s buzz, while it is being spruced up with pedestrian streets and improved sidewalks. There are also plans for a heritage centre.

‘We don’t want it to become like Chinatown with those umbrella shops,’ he said about plans to turn Campbell Lane into a pedestrian street.

Even without a heritage centre, Mr Rajakumar, in his late 40s, feels the area showcases local Indian culture. He said: ‘You still see the old Indian goldsmiths at work, merchants grinding spices…It looks untidy but it adds colour to the area.’

As for the $180 million Tekka Mall, touted as ‘the jewel of Little India’ by its owner DRB-Hicom, it has not lived up to expectations.

Businesses were supposed to have a distinctly ethnic flavour. Instead, Sheng Siong supermarket and Guardian Pharmacy are there.Ms Sakunkhala Elizabeth, 51, who has run a beauty salon there since the mall opened in 2003, said business at her Buffalo Road outlet is brisker. ‘There’s nothing uniquely Indian about Tekka Mall.’

It is understood DRB-Hicom plans to spend between $4 million and $9 million to rebrand the six-storey mall located between Serangoon and Sungei roads.

Source : Sunday Times – 25 May 2008

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