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The Dunman Road GLS is a highly anticipated land plot.
It is a large site and can provide for more than 1000 residential units, at the same time bringing utmost connectivity, being situated a mere 100m from Dakota MRT.
An estimated timeline for the launch of this land plot is as follows:
Dunman Road mega site up for tender, bids could hit S$1.3b
14 March 2022
A RESIDENTIAL site at Dunman Road has been launched for sale, in a state tender that property watchers say could draw bids of over S$1 billion and up to S$1,400 per square foot per plot ratio (psf ppr).
The plot in the east comes under the confirmed list of the H1 2022 government land sales (GLS) programme. In announcing the tender on Monday (Mar 14), the Urban Redevelopment Authority (URA) also said it will remove a white site at Kampong Bugis from the H1 2022 reserve list with immediate effect, due to delays in the completion of soil remediation works. Development staging plans for this site will be placed under review by the government. (see amendment note)
Spanning 25,234.3 square metres (sq m), the residential land plot at Dunman Road can potentially yield about 1,040 residential units across a maximum building height of 64 metres SHD (Singapore height datum) and a maximum gross floor area of 88,321 sq m.
Local property agencies say the site’s appeal lies its location near Dakota MRT station, high accessibility as well as its proximity to a number of schools and amenities. Given the project’s size and likely price quantum of over S$1 billion, they have pointed to the likelihood of developers forming joint ventures and consortiums to participate in the tender.
Dunman Road GLS Land Plot
Aerial View of the Dunman Road GLS Site
- Site Area (m²) : 25,234.3 sqm
- Allowable development: Residential
- Maximum Gross Floor Area (m²) : 88,321
The land parcel is less than 100m away from Dakota MRT Station on the Circle Line, providing easy access to the city centre and other parts of Singapore. It is also conveniently linked to major roads and expressways such as East Coast Parkway (ECP) and Mountbatten Road.
Proximity to Schools and Amenities
Close proximity to educational institutions such as Chung Cheng High School (Main), Broadrick Secondary School, Tanjong Katong Girls’ School and Tanjong Katong Secondary School. Amenities such as 51 Old Airport Road Food Centre, Katong Swimming Complex and Paya Lebar Square are also a short distance away.
Recreation on Doorstep
Future residents enjoy direct access to Geylang Park Connector that runs along Geylang River connecting seamlessly to Marina Reservoir and Gardens by the Bay.
About Dunman Road GLS Land Plot
- Location: Dunman Road
- Site Area: 25,234.3 sqm
- Allowable Development: Residential
- Maximum Gross Floor Area: 88,321 sqm
- Maximum Building Height: 64 m AMSL (Above Mean Sea Level)
- Project Completion Period: 60 months
- Lease Period: 99 years
The Land Parcel is located along Dunman Road within the Marine Parade Planning Area.
Served by the Dakota MRT Station located a short walking distance away, future residents would be able to enjoy easy access to the city centre and other key commercial and recreational nodes such as Paya Lebar Central and Singapore Sports Hub via the Circle Line. Residents would also be able to enjoy walking, jogging or cycling along the Geylang Park Connector located right outside the development site.
Amenities such as the Old Airport Road Food Centre and educational institutions such as Broadrick Secondary School, Kong Hwa School, Chung Cheng High School, Tanjong Katong Girls School and Tanjong Katong Secondary School are also within easy reach by foot or bus.
A minimum 50m wide spacing between building blocks of the proposed development is to be provided along the elevations fronting the low-rise landed housing developments south of the Land Parcel, within the indicative location as shown on the Control Plan. This spacing is applied for 1 building depth. This is to allow visual porosity such that the proposed development relates sensitively to the adjacent low-rise developments south of the Land Parcel and not create a wall-like effect. Landscape decks, if proposed, can be located within the width of the no build-zone.
To create a pleasant streetscape along Dunman Road, Geylang Park Connector and the new park connector to be constructed by the successful tenderer, the boundary fence of the development on the Land Parcel is to be visually porous so that the lush landscaping within the green buffer is visible from the street level. The design of the boundary fence is to be well integrated with the landscape design.
Vehicular and Servicing Access
Vehicular access to the Land Parcel shall be taken from Dunman Road, as shown indicatively on the Control Plan.
The successful tenderer shall ensure that access to service areas (e.g. bin centre, electrical substation, loading / unloading areas) is taken from within the development. Vehicular access to service areas taken directly from the public roads will not be allowed.
The exact location, number and detailed proposal for the access point(s) and the traffic layout arrangement are subject to the requirements and approval of the Land Transport Authority (LTA) and other relevant Competent Authorities at the formal submission stage and as given in Clauses 7.2.6 t 7.2.9 of the Conditions and Requirements of Relevant Competent Authorities and Public Utility Licensees.
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.
Construction of Park Connector Abutting Southern Boundary of Land Parcel
The successful tenderer shall at his own cost and expenses, construct a 6mwide park connector along the southern boundary of the Land Parcel; as shown indicatively in the Control Plan and as set out in Clause 8.2.2 of the Conditions and Requirements of Relevant Competent Authorities and Public Utility Licensees.
The successful tenderer is required to obtain a TOL from the SLA for the area required for construction of the proposed park connector. The TOL area shall not be used for other purpose and is to be kept free of obstruction, at all times. The successful tenderer shall allow public agencies, including contractors, agents and employees, access and use of the said TOL area at all times if required, without any charge, payment, hindrance, obstruction or restriction whatsoever.
The proposed park connector shall be completed before the issuance of Temporary Occupation Permit for the development.
Road Improvement Works
For information of tenderers, the successful tenderer shall at his own cost and expense, be responsible to widen Dunman Road and carry out road improvement works along Dunman Road, as shown in the Control Plan and as set out in Clauses 7.2.1 to 7.2.5 of the Conditions and Requirements of Relevant Competent Authorities and Public Utility Licensees, and shall be subject to the approval of the Authority, LTA, NParks, and the relevant Competent Authorities, at the formal submission stage.
As part of the road improvement works, the successful tenderer is to construct a 2.0m-wide cycling path and a 2.4m-wide footpath within the Road Reserves along Dunman Road, as shown in the Control Plan and as set out in Clauses 7.2.14 to 7.2.16 of the Conditions and Requirements of Relevant Competent Authorities and Public Utility Licensees.
All road widening, frontage improvement and its associated works shall be completed before the issuance of Temporary Occupation Permit (TOP) for the development.
- Kong Hwa School
- Tanjong Katong Primary School
- Broadrick Secondary School
- Chung Cheng High School (Main)
- Tanjong Katong Girls School
- Tanjong Katong Secondary School
- Canadian International School
- Etonhouse International School
- My First Skool (52 Cassia Crescent)
- PCF Sparkletots Preschool
- Shaws Preschool @ Tanjong Katong (4A Boscombe Rd)
- Zee School (23 Wareham Rd)
Within 1 to 2km
- CHIJ (Katong) Primary
- Geylang Methodist School (Primary)
- Geylang Methodist Secondary
- Haig Girls’ School
- My First Skool (1 Guillemard Crescent)
- Great Beginnings Montessori Pre School (81 Joo Chiat Rd)
Dunman Road GLS Street View
Price Analysis of Surrounding Projects
In the area near the Dunman Road plot, there are two condominium projects quite nearby that will serve as the best reference for prices within the area and where prices for this new plot may be at.
These 2 projects are Waterbank at Dakota and Dakota Residences, both are leasehold condo projects.
Waterbank at Dakota is the newer project, having TOPed in 2013 and is also quite a sizeable development at 616 units, crafted by developer UOL.
Dakota Residences TOPed in 2010 and is the smaller development at 348 units, by Rivershore Pte Ltd.
Both developments have been doing well in terms of price appreciation (evident from the price trend chart below) and now hovering around the $1600/$1700 psf range.
For Dakota Residences, it has been very profitable overall for the owners there.
There has only been 7 unprofitable transactions, which is approximately 4% out of all transactions thus far.
Of the profitable transactions, recent owners have made as much as 4% annualised return on their investment.
As for Waterbank at Dakota, the picture is even rosier with only 2.4% of all transactions being unprofitable (8 out of 327).
Recent sellers have attained from 0.6% to 4.1% annualised return.
District 15 Price Performance
On top of analysing the price performance within the immediate area of the Dunman Road GLS plot, it is also useful to look at how the larger District is performing.
With these analysis parameters,
- Within the past 10 years
- For condominium projects only
- 99 years leasehold developments
- Across all sales (New Sale, Resale, Sub-Sale)
Average prices District 15 as a whole has increased by 142%, which makes it 14.2% on average per year.