{"id":14934,"date":"2018-05-09T09:29:24","date_gmt":"2018-05-09T01:29:24","guid":{"rendered":"https:\/\/www.99.co\/blog\/singapore\/?p=14934"},"modified":"2022-07-01T04:52:39","modified_gmt":"2022-06-30T20:52:39","slug":"d19-rapid-developments-future-plans","status":"publish","type":"post","link":"https:\/\/www.99.co\/singapore\/insider\/d19-rapid-developments-future-plans\/","title":{"rendered":"D19 in the limelight – a snapshot of its rapid development and future plans"},"content":{"rendered":"
<\/div>

Are any districts in Singapore underrated? Comprising the bulk of the north-east region including Serangoon, Hougang, Sengkang and Punggol towns, District 19 (D19) might just be one of them. Adding to the argument is how D19 is often excluded from the \u201cEast vs West\u201d housing location debate among condo buyers, even though the area is no less accessible to the CBD \u2014 a key consideration for the \u201cprime-ness\u201d of a property\u2019s location.<\/p>\n

The status quo, however, may already be changing. If the en bloc, Government Land Sales (GLS) and new launch activity in D19 over the past two years is anything to go by, condo developers are seeing increasing buyer demand and real estate value in this part of Singapore. But, for the rest of us, what\u2019s the appeal of living in D19?<\/p>\n

D19: On the Developers\u2019 Trail<\/b><\/h3>\n

In 2016, the year before the en bloc frenzy took hold, a handful of developers and buyers already saw D19 as a favourable location. Back then, the Housing and Development Board (HDB) had put up three D19 executive condominium (EC) sites \u2014 Yio Chu Kang Road (Hougang), Sumang Walk (Punggol) and Anchorvale Drive (Sengkang) \u2014 for tender. The high number of developer bids and significant buyer interest afterwards raised more than a few eyebrows.<\/p>\n

As the en bloc tempo gathered pace in 2017, private housing developers began to seek collective sales opportunities within D19. In Hougang, the 99-year leasehold Rio Casa<\/a> was sold collectively for S$575 million in May that year.<\/p>\n

\"D19
The 36,811-square-metre Rio Casa site (in green) has a 250-metre frontage of the Serangoon River. (Image Credit: Google Maps)<\/figcaption><\/figure>\n

After Rio Casa\u2019s successful collective sales attempt, the 99-year leasehold Serangoon Ville<\/a> \u2014 a privatised Housing and Urban Development Company (HUDC) development along Serangoon North Avenue 1 \u2014 followed suit. At the same time, the government issued a GLS tender exercise for a 99-year leasehold private housing site along the same road, which can accommodate about 600 new condo units.<\/p>\n

D19: En Bloc vs. GLS<\/b><\/h3>\n

With a similar site area and located just 100 metres apart, the Serangoon Ville collective sales site nevertheless has a higher plot ratio than the GLS site (2.8 vs 2.5). This means that about 375 more condo units can be built on the Serangoon Ville site. For the buyer, a higher plot ratio typically translates to a more vibrant residential development with possibly bigger and more varied facilities (such as a better-equipped gym or a larger-sized swimming pool).<\/p>\n

Given this, it\u2019s surprising that it was the Serangoon Ville site that had attracted the lower winning bid. Even after factoring in the additional S$195 million payable by en bloc developers to replenish the 99-year lease and intensify land use, Serangoon Ville\u2019s winning bid of S$835 per square foot per plot ratio (psf ppr) by a consortium led by Oxley Holdings was still lower than the neighbouring GLS site\u2019s winning bid of S$964.8 psf ppr put in by Corson and Wingjoy Investment.<\/p>\n

\"D19
The Serangoon North Avenue 1 GLS site (highlighted, left) and Serangoon Ville en bloc site (highlighted, right). (Image Credit: Google Maps)<\/figcaption><\/figure>\n

Whether a lower winning bid will translate to a lower launch price for buyers, only time will tell. Plus, there are a whole lot of other factors to consider, such as the characteristics of the project itself and \u2014 in the first place \u2014 why a discerning condo buyer would even consider D19 as a location of choice.<\/p>\n

D19: Schools, Jobs and Healthcare<\/b><\/h3>\n

Condo buyers may perceive D19 as family-friendly. Renowned schools that cater to different levels of learning such as Rosyth School (Primary) in Serangoon North, Holy Innocents\u2019 High School in Hougang, and Nan Chiau Primary and High School in Sengkang are all located in the district, as well as the French international school Lycee Francais de Singapour. The Singapore Institute of Technology (SIT) \u2014 the Republic\u2019s fifth autonomous university \u2014 will establish its permanent campus in Punggol in 2023.<\/p>\n

Incidentally, SIT will be located within the proposed Punggol Digital District<\/b><\/a> business park, which is identified as a Growth Area by the Urban Redevelopment Authority (URA). Like the Jurong Lake District and Paya Lebar Central Growth Areas, the prospect of a business hub in D19, particularly one that\u2019s innovation- and digital-centric ala Silicon Valley, might raise the appeal of living there and further boost the area\u2019s demand for housing.<\/p>\n

Future developments aside, 2018 is a landmark year for D19 with the opening of the Sengkang General and Community Hospitals<\/b><\/a>. When the 1,400-bed healthcare facility opens, D19 will be one of the rare few districts that offer a comprehensive suite of medical services. This and other key amenities are proof that D19 is transforming into a fully self-sufficient place to live.<\/p>\n

\"\"
Located at the town centre, Sengkang General and Community Hospital will be fully operational from 2018 onwards. (Image credit: Sengkang Health)<\/figcaption><\/figure>\n

D19: Connectivity and Recreation<\/b><\/h3>\n

Connectivity-wise, D19 has also made massive strides over the years. The opening of the MRT North-East Line (NEL) in 2003 and the completion of the Kallang-Paya Lebar Expressway (KPE) in 2008 has cut short travelling time from D19 to the CBD and other parts of Singapore. Drivers living in Serangoon or Hougang can also rely on the Central Expressway (CTE).<\/p>\n

Moreover, the ambitious Cross Island Line<\/b><\/a> (CRL) project is in the pipeline. Targeted for completion around 2030, the CRL will cut across D19, passing through Serangoon North and intersecting with the North-South Line at Ang Mo Kio and the NEL at Hougang. The case in point of property value appreciation along the newly-completed downtown line (DTL) will be music to the ears of condo buyers who secure properties near yet-to-be-finalised CRL stations \u2014 but only if they buy before developers raise their launch prices in anticipation of such developments.<\/p>\n

For daily necessities (and the occasional indulgence), D19 residents don\u2019t even have to go far. Each town has its own developed amenities and entertainment hub. Serangoon, in particular, boasts the expansive NEX shopping centre, which sits atop the MRT NEL-Circle Line interchange. Punggol and Sengkang are no slouch either, with Waterway Point and Compass One able to serve most residents\u2019 needs.<\/p>\n

And when it comes to satisfying the need for outdoor recreation<\/a>, there\u2019s the Punggol Waterway<\/b><\/a>. Officially opened in 2011, the sprawling riverine park is now arguably D19\u2019s most popular attraction. Winding through Punggol town, the Waterway is connected to the rest of the district via a network of park connectors. Often mentioned in the same breath is Coney Island Park<\/b><\/a>, which offers nature lovers an unspoiled coastal environment.<\/p>\n

\"D19
Punggol Waterway is the focal point of outdoor recreation in D19. (Image credit: Herman Wu)<\/figcaption><\/figure>\n

With so many good districts in Singapore, deciding where to live and buy a property merits serious analysis. D19\u2019s success story, much of which has yet to be written, might just attract the buyer wanting a mix of ready amenities and growth potential. That is to say, no matter how the upcoming projects fare, we expect D19 to be on everyone\u2019s lips for many years to come.<\/p>\n

Find the home of your dreams today at Singapore\u2019s largest\u00a0property portal 99.co<\/a>!<\/p>\n","protected":false},"excerpt":{"rendered":"

Are any districts in Singapore underrated? Comprising the bulk of the north-east region including Serangoon, Hougang, Sengkang and Punggol towns, District 19 (D19) might just be one of them. Adding to the argument is how D19 is often excluded from the \u201cEast vs West\u201d housing location debate among condo buyers, even though the area 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