Dairy Farm Walk

Tender closing for residential site at Dairy Farm Walk
8 March 2022

The Urban Redevelopment Authority (URA) closed the tender for the residential site at Dairy Farm Walk today. 
 
The site at Dairy Farm Walk was launched for public tender on 21 October 2021. The site was offered for sale on a 99-year lease. 

Details of the site and tender bids received are as follows: 

LAND PARCEL AT DAIRY FARM WALK

Allowable Development : Residential
Site Area : 15,663.2 m²
Maximum Permissible GFA : 32,893 m²
Date of Launch : 21 OCTOBER 2021
Date Tender Closed : 8 MARCH 2022
Lease Period : 99 years

The highest bid price of $347,001,000 for the plot GFA of 32,893 m² translates to a land cost of $10,549 psm ppr or $980 psf ppr. 

Dairy Farm Walk

Site Introduction

CHOICE LOCATION WITHIN AN ESTABLISHED RESIDENTIAL ESTATE

Located within an established residential estate, the land parcel is easily accessible via major roads and expressways such as Bukit Timah Expressway (BKE), Pan Island Expressway (PIE) and Upper Bukit Timah Road. Hillview MRT Station on the Downtown Line is 750m away.

PROXIMITY TO SCHOOLS AND AMENITIES

Schools such as CHIJ Our Lady Queen of Peace and German European School Singapore are located nearby. Shopping malls such as Hillion Mall, Bukit Panjang Plaza, The Rail Mall and HillV2 provide a wide array of shopping, dining and entertainment options.

It is in close proximity to Dairy Farm Nature Park and Bukit Timah Nature Reserve.

View Location

View Location on URA Maps

Street View

Particulars of Land Parcel

Location: Dairy Farm Walk
Site Area: 15,663.2 m2

Lease Period: 99 years
Allowable Development: Residential
Maximum Gross Floor Area: 32,893 m2
Maximum Building Height: 69 m to 85 m SHD
Project Completion Period: 60 months

Technical Details

PLANNING CONCEPT

The Land Parcel is located along Dairy Farm Walk, Dairy Farm Heights and Dairy Farm Lane in the Bukit Panjang Planning Area. It is located opposite the German European School Singapore and adjacent to a future 66kV electrical substation and a Place of Worship to the east.

The Land Parcel is easily accessible via the Bukit Timah Expressway (BKE) and Upper Bukit Timah Road. It is also located within 1km from the Hillview MRT Station on the Downtown Line, and will be connected by cycling and pedestrian networks to provide active mobility options to and from the surrounding areas.

The Land Parcel shall be sensitively designed to respond the lush green landscape due to its close proximity to the Dairy Farm Nature Park and Bukit Timah Nature Reserve to the south, and Zhenghua Nature Park, Chestnut Interim Green and Central Catchment Nature Reserve to the East.

Building Form / Massing

The surrounding area of the site is characterized by fine-grained low-rise to medium-rise developments, as well as greenery due to its proximity to the nearby Bukit Timah Nature Reserve, Dairy Farm Nature Park, and Zhenghua Nature Park. The overall building form and massing of the development shall be designed to relate sensitively to the surrounding developments and context such as the topography and the greenery. It is important to maintain visual porosity through the site to the surrounding and ensure that the development does not create a wall-like effect when viewed from all elevations. Hence, there shall be a minimum 10m separation between each block. Please refer to URA’s circular “Sensitive Design and Development: An Industry Guide of Good Practices to Minimise Wall-Like Developments” dated 4 Mar 2010.

Building Facades

The building façades of the development facing Dairy Farm Walk Dairy Farm Heights and Dairy Farm Lane are to be treated as main elevations.

Along the main elevations, the building facades of the development shall be well articulated with solid (walls) / void (fenestration) areas that use a combination of different materials (e.g. concrete, brick, steel, glass, greenery, etc.). Full height glass facades are not allowed.

To create visual interest and to further break down the building mass, elements of tropical architecture such as sky terraces, balconies, sun-shading louvres, deep recesses, window ledges, roof terraces, communal planter boxes and vertical green walls are to be provided as part of the development and integrated with the overall building form and architectural treatment of the development.

Prefabricated Prefinished Volumetric Construction (PPVC)

For the purpose of adopting the PPVC method of construction, the successful tenderer is required to set aside some space within the Land Parcel for storage and/ or holding area for PPVC modules. No additional space outside the Land Parcel will be granted on TOL basis for this purpose.

Electric Vehicles (EV) Charging Infrastructure Provision

To future-proof new development sites in Singapore, the successful tenderer is required to have active and passive provision of EV charging points for the proposed development.

Active provision refers to charging points that are fully wired and ready for use by EVs. Passive provision refers to catering of sufficient electrical power at the consumer switch room(s) and/or substation(s) to allow more chargers to be installed and activated easily when demand increases in future. As a start, the successful tenderer is to ensure at least 15% of the total car-park lots can minimally support 3-Phase AC Type 2 chargers with power output of 7kW per charging point (i.e. passive provision), of which at least 1% must be installed with EV charging points (i.e. active provision). The detailed requirements are set out in Clause 7.2 of the Conditions and Requirements of Relevant Competent Authorities and Public Utility Licensees.