URA proposes new residential sites in Sengkang, Woodlands and Bukit Panjang, up to 14,000 new dwellings
By Nicholas Lam
/ EdgeProp Singapore |
The three parcels in the Fernvale area of Sengkang have the potential to be developed into a total of 4,500 to 5,000 new dwellings in the future (Photo: Samuel Isaac Chua/EdgeProp Singappre)
Five land parcels were rezoned as part of the latest amendment to URA's Master Plan 2019. Three of the sites are in Sengkang, one in Woodlands and the other in Bukit Panjang. The amendments are "to facilitate residential development that will support the demand for housing in the areas as well as allow more residents to have easier access to amenities and public transport, says URA.
The parcels in Sengkang are in the Fernvale subzone, bounded by the Tampines Expressway to the North, Sengkang West Drive to the East, Fernvale Street to the South and Jalan Kayu to the West. Two roads separate the three parcels. "The Fernvale area is an extension of Sengkang town and brings residents closer to Seletar Aerospace Park," says Lee Sze Teck, senior director of data analytics at Huttons Asia.
Fernvale sites
Source: URA
The middle site contains pockets of residential sites, a proposed site for a park, and a proposed site for a place of worship. Most of the sites in this parcel will have a gross plot ratio (GPR) of 3.9 or 4.2.
The easternmost parcel also contains a narrow site zoned for residential, another site for a park, and a proposed site zoned for health and medical care. The sites in this parcel may be built higher on average than the previous site, with a larger gross plot ratio of 4.0 or 4.2.
The westernmost parcel is proposed to be zoned as a pure residential site (subject to detailed planning). Huttons' Lee reckons the westernmost site in Fernvale could house an MRT station for a new line running from Woodlands to Greater Southern Waterfront and passing through Sengkang. If so, the new station will serve the upcoming residential area in Fernvale. "However, it may take years for detailed planning on the new line to be realized," he adds.
The three parcels in Sengkang have the potential to be developed into a total of 4,500 to 5,000 new dwellings in the future, Lee estimates. He believes the residential units will be a mix of HDB, executive condos (ECs) and private housing.
Other residential development sites in the area include those on Anchorvale Street, which could yield between 6,000 and 7,000 new dwellings, adds Lee. Thus, anywhere from 10,500 to 12,000 new dwellings could be made available in Sengkang in the future, including executive condominiums and private housing.
Woodlands Drive 17
Source: URA
Two other parcels of land re-zoned for residential development are at Woodlands Drive 17 and Bukit Panjang Ring Road.
The land parcel at Woodlands sits opposite the Singapore Sports School and can yield 1,000 dwellings, according to Lee. Opposite the road, a government land sale (GLS) site at Champion's Way was sold for $904 psf per plot ratio in September 2023 to City Developments Ltd. The site can be developed into a 350-unit private residential project.
Meanwhile, the site at Bukit Panjang is currently occupied by Beacon Primary School. Lee estimates that the site could yield 900 to 1,000 dwelling units and likely be new Built-to-Order flats.
Bukit Panjang
Source: URA
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