Singapore Landed & Cluster Homes

Source: landedpropertyforsale

Checking road line plan (RLP) before buying a landed property is important. Here’s why!

Yes! Yes! Yes! You have found your dream landed home. But hey, before you put in the cheque, are there anything else that you should check before doing so?!

Many home buyers have specific preferences relating to facing of house, land plot shape, house number, whether the front of the house faces an oncoming road, or is it next to an electrical sub-station or religious building, etc. Some will prefer land on elevated plot while others like/do not like houses with a long drive-way,etc.

But beyond these visible attributes, there is an important check that prudent landed home buyers should do and many do not realize- and that is to check out the RLP or Road Line Plan.

Here, useful knowledge about the Road Line Plan (RLP) and relating to it, the Line of Road Reserve, the Land Required for Road Reserve, the Road Buffer and the Setbacks are being shared.

What is Road Line Plan? (RLP)

Road Line Plan is a document that anyone can purchase online via Inlis (SLA), and it shows whether the land plot which you are contemplating to buy could be subjected to potential future road widening.

Important to note, even if the road widening did not happen, is that when such a land plot with a road line is redeveloped, the land required as Road Reserve shall be surrendered free of encumbrances back to the State.

Would you agree this would be an important information to know before you put in the cheque offer?!

Given the material significance of the RLP, it is surprising that the information is not readily available online and the topic is not adequately informed to would-be landed buyers….

As a matter of fact, many home sellers and their agents helping to market the property do not even know whether there is a Road Line affecting the property or not. As part of the conveyancing, some lawyers DO carry out checks on RLP prior to completion of sale, but I would NOT say ALL LAWYERS do it.

The FIRST photo enclosed shows a sample of Road Line Plan.
[https://www.lta.gov.sg/content/ltaweb/en/industry-matters/sale-of-plans-and-information/road-line-plan.html]

The main information shown on the Road Line Plan photo enclosed are:

(1) Lines of Road Reserve (the continuous
red lines)
(2) Land Required as Road Reserve (the
area coloured pink)
(3) Road Names and Road Category
We will discuss these in details below.

In SECOND photo enclosed-
The Land Required for Road Reserve is shown by the pink-shaded portion between the red line and the plot boundary.

(1) Lines of Road Reserve
Q: What are Lines of Road Reserve?
LTA’s Reply: The Land Transport Authority safeguards land for road reserve to construct new roads or improve existing roads. Lines of Road Reserve are lines showing the extent of the future safeguarded roads.
Refer to second photo enclosed.
we can see that the Line of Road Reserve (red line) does not cut the land plot.

(2) Land Required for Road Reserve
Q: What are Land Required for Road Reserve?
LTA’s Reply: The portions of land which are required as Road Reserve are coloured pink on the Road Line plan. These portions of land are to be set aside when development/redevelopment* takes place on the subject lots or when road construction/improvement is carried out by the Land Transport Authority (LTA), whichever is earlier.

*Development/Redevelopment includes reconstruction, new er****on proposals and major Additions & Alterations to existing buildings.

There are two scenarios here:

a) If the landowner intends to develop/redevelop* his land, the land required as Road Reserve shall be surrendered free of encumbrances to the State. They however, can be used for density/plot ratio calculations purposes.

b) If the landowner has no intention to develop/redevelop* his land, the landowner need not take any immediate action. The government will acquire the land when it constructs or improves a road. At that time, any building protrusions into the road reserve will have to be removed by the landowner.

(3) Road Category
Putting it simply, the Category of a road tells you whether it is a major trunk road such as expressways, or main road linking in-between towns or connecting towns to the expressways. Or, it could be just a small road within a landed estate.

The five categories of road are:
Category 1 Expressway – for long distance traffic movement.

Category 2 Major Arterial – interconnects expressways, and between expressways and minor arterial / other major arterial.

Category 3 Minor Arterial – carries through traffic between adjacent towns roads.

Category 4 Primary Access – link up local accesses to arterial roads.

Category 5 Local Access – give direct access to buildings and connect to primary access only.

Road Buffer & Building Setback-
To understand the importance of Road Category, you need to first understand what are Road Buffer and Building Setback.

Some people misunderstand that road buffer is the same meaning as the Land Required for Road Reserve explained above. In fact, the two are very different.

In Singapore, all developments are required to provide a buffer between the road reserve line and the building.
(** Exception applies such as residential development in The Central Area and within the River Valley Planning Area, Newton Planning Area and Orchard Planning Area. Please refer to BCA for more details.)

Setback controls of buildings from public roads are determined by the road buffer only. The minimum buffer width or setback of building depends on the hierarchy of the category of the road the site fronts.
For roads that are not categorised, the minimum road buffer (i.e. 7.5m for residential developments) applies.
See THIRD PHOTO indicating as Figure 5 enclosed.

For landed housing developments bounded by public roads on more than one side, the boundary from which the vehicular access point is located is deemed to be the "front". (The front can be any part of the house and is not determined by its internal layout eg, it need not be where the living room opens out towards). The road buffer control at the "front" of the house varies with the category of roads (see Figure 5). For example, if vehicular access to a 3-storey house is taken from a Category 2 road, the buffer standard for the "front" of the house will be 12m.

For the other boundaries that are not the "front", the buffer standards stated in Figure 5 will still apply, except for houses facing a Category 5 road. Where they face a Category 5 road, the buffer standard is the same as the minimum boundary clearance requirements (see FORTH & FIFTH PHOTOS - Figures 5b & 5c).

Q: What is the purpose of a Road Buffer?
A: The main intention of physical buffer and building setback guideline is to protect the occupiers of the building and adjacent buildings from visual intrusion, noise and other pollutants from the road. The guidelines will help to safeguard and enhance the environmental quality of the area in relation to streetscape or physical landscape, building size, and building density. [See Circular No : URA/PB/2003/16-DCD. Our Ref : DC 602/11-13. Date : 2 Jun 2003]

Q: Where will be landed properties affected by Road Line Plan be located?

A: In general, RLP affects houses that are located along major roads such as Sixth Avenue, Yio Chu Kang Road, etc. They are also often found at corner landed properties which are the first house after turning in from a Category 2 road. To be very safe, always check and never assume. In fact, RLP has been observed even when the house is not located along main road or at the corner of main road. An example would be Kang Chu Bin Road in the middle of Kovan Estate. Hence, always check.

Examples of road that are affected by RLP:

Wan Tho Avenue
Kang Chu Bin Road
Kovan Road
Sixth Avenue
Upper Serangoon Road
Duku Road
Q: Where will the landed properties affected by larger Road Buffer be located?
A: In general, Road Buffer at the front is 7.5m, while the set-backs at the side and back of house is 2m. However, due to Category of roads, sometimes the side and back of house can have set-back of 7.5m or 12m as well. This will lead to a reduction of building footprint and a corresponding smaller Gross Floor Area (GFA) and build-up area for the house that you can build on the plot of land.

Examples of land plots that have larger road buffer than the standard 7.5m/2m/2m for front/side/back:

Sixth Avenue - Cat 3
Upper Serangoon Road – Cat 2
Holland Road – Cat 2
Yio Chu Kang Road – Cat 2
Bartley Road – Cat 2
Bishan Street 11 – Cat 3


Q: How do I purchase the RLP to see if the property is affected by the road reserve or find out what is the Road Category of the adjacent road?
A: You can purchase RLP from www.sla.gov.sg/inlis. The cost is about $53.50(subject to change). Payment can be made via Interbank GIRO or via Credit Cards/Debit Card.

Please see enclosed last 2 photos for directions.

You may engage a registered surveyor to find out the exact areas and dimensions of the land required as road reserve. The registered surveyor can also check if the buildings on the land are affected, and if development works infringe on the road reserve.

Hope you find this article useful.
Do share so that more buyers can understand better and make a better purchase decision.

Should you have further queries, please do not hesitate to call / watsapp experienced ERA realtor, Val @ +6597638887 or wa.me/6597638887 for discussion.
Click https://hotproperties.sg for other exciting new developments in Singapore!

Landed property deals reap tidy profits in Q1 2021

The Business Times, 22 Apr 2021, Thu

By Nisha Ramchandani

TRANSACTIONS for landed properties dominated the top profit-making deals in the first quarter of this year, with their sellers handsomely rewarded as they walked away with huge profits.

Among the blockbuster deals was the sale of a freehold Good Class Bungalow (GCB) at Nassim Road, setting a record price of S$4,005 per square foot (psf) based on land area. The 32,160 sq ft site in District 10 was sold for S$128.8 million, more than four times the S$30.3 million (S$942 psf) it was purchased for in November 2006.

This is according to data from Edmund Tie Research, which studied caveats for private homes with a prior purchase history that were transacted in Q1 2021. These were then ranked as the top five profit- and loss-making deals, both by percentage and by quantum.

The data for Q1 2021 included both landed and non-landed deals as the landed housing market proved firm that quarter with a number of GCBs changing hands. Given the larger price tag of landed properties, all five transactions for the top five deals by quantum were landed sites.

Lam Chern Woon, senior director for research and consulting at Edmund Tie & Company, said: "Most of the more profitable transactions were for the sale of landed properties, attesting to the buoyant demand for this segment. On the other hand, non-landed properties did not fare as well in Q1 2021 and units were generally purchased during the 2007 property market peak or could have been sold due to unfavourable circumstances."

Edmund Tie also looked at the proportion of loss-making transactions for the overall private home market (landed and non-landed) in Q1 2021, which edged up from 15 per cent in December 2020 to 15.3 per cent in January 2021, before retreating to 14.4 per cent in February and 14 per cent in March.

For the quarter, the proportion of loss-making deals worked out to 14.6 per cent, notably lower from 16.8 per cent in 2020.

A similar trend emerged when narrowing in solely on non-landed deals, with the proportion of loss-making transactions picking up pace from 16.1 per cent in December to 16.5 per cent in January before falling to land at 15.2 per cent in March.

Mr Lam said: "As economic growth picks up for the non-travel sectors of the economy and as the labour market exhibits signs of stabilisation - particularly with the slew of job creation or conversion schemes in place - we are fairly sanguine that the state of distress in secondary property market could be in check for now."

Of the five most profitable transactions by percentage, all were freehold while four were located in the Core Central Region (CCR). The sellers held on to the properties for at least 15 years, which allowed them to reap capital gains ranging from nearly 400 per cent to 650 per cent.

The leading deal by percentage was the sale of a 1,481 sq ft shophouse on Everitt Road in District 15 in March for S$4.2 million (S$2,836 psf) - making it the only one of the five transactions that was located outside the CCR. The seller scooped it up in December 2004 for S$560,000 (S$378 psf) after the Sars outbreak, which works out to a profit of 650 per cent or S$3.64 million.

The most profitable transaction by quantum in Q1 2021 - and one which made the headlines - was the sale of the GCB at Nassim Road for S$128.8 million. The 32,160 sq ft site was purchased in March by Jin Xiao Qun, the wife of Nanofilm Technologies International founder Shi Xu. Both are Singapore citizens and the couple were made billionaires after Nanofilm was listed on the Singapore Exchange last October.

The property was sold by the controlling shareholder of Top Global, Oei Siu Hoa (also known as Sukmawati Widjaja) who bought the GCB for S$30.3 million (S$942 psf) in November 2006. The S$98.5 million gain translates to an annualised profit of 10.6 per cent, based on the holding period of nearly 14-and-a-half years.

Meanwhile, the leading loss-making transaction by percentage was a 3,165 sq ft unit at 99-year leasehold The Azure on Sentosa in District 4. It was sold for S$3.6 million (S$1,137 psf) in March, half the S$7.2 million (S$2,275 psf) the seller paid for it in October 2007. Held for over 13 years, this worked out to an annualised loss of five per cent per year.

The top five-loss making deals incurred losses ranging from 36 per cent to 50 per cent, while three of the transactions had losses surpassing S$3 million.

Mr Lam said: "Two of the transactions were purchased unfavourably from a timing point of view in 2007 at a property cycle peak, but the same could not be said for the remaining three properties, originally acquired at various points from 2010 to 2013. The latter three properties could possibly be offloaded in less than willing circumstances."

The data also showed that the biggest loss making transaction by quantum was a villa at Kasara on Sentosa. The villa on the 9,042 sq ft site was sold at about S$14.68 million (S$1,624 psf) in March, or for a loss of over S$5 million. It was purchased for S$20 million (S$2,212 psf) in November 2012, working out to an annualised loss of 3.7 per cent based on the holding period of a little over eight years.

Landed property deals reap tidy profits in Q1 2021 TRANSACTIONS for landed properties dominated the top profit-making deals in the first quarter of this year, with their sellers handsomely rewarded as they walked away with huge profits. Read more at The Business Times.

Brand new District 14
NEW LANDED HOMES LAUNCHING SOON !

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Plot 1 - 18A Sallim Road
Land / Built up - 4244sf / 9849sf
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Land / Built up - 4183sf / 9784sf
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Park 4-5 cars
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Bravat Sanitaryware
Premium Appliances
Off-form concrete facade
Quality finishing & fittings

Schools & Amenities:
Canossa Catholic Primary School
St. Margaret Primary
Geylang Methodist School (Primary)
Approx. 10mins drive to Paya Lebar Shopping & Business District
Under 10 mins walk to Mattar MRT Station (DT25)

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R012245B
L3002382k

Woman 'going crazy’ over daily piano sounds from next door: Nuisance neighbours and what you can do!
Source: Channelnewsasia

Woman 'going crazy’ over daily piano sounds from next door: Nuisance neighbours and what you can do SINGAPORE: At first, Ms C (not her real name) thought it was "quite nice" to hear piano music coming from her neighbour's home during the "circuit ...

All GREEN to bull run!! Up up here we go!!! R u missing out? Don’t worry, it’s only still at the beginning picking up curve... ride on it NOW !!

Call / PM Experienced Salesperson, Val @ +6597638887 or click wa.me/6597638887 for a non-obligated discussion.
Click https://hotproperties.sg for more details of current hot new developments.
L3002382K
R012245B

🌟 DISTRICT 10 NEW LISTINGS FOR SALE !! 2 Rarely available gorgeous brand new spacious homes!!

Home 1-
Futura @ Lengkok Merak (D10)
2 Storey Semi - Detached with mezzanine, attic, pool and lift
- North - East Facing
- Land Size 3622 sqft
- Built Up 9160 sqft
- 6 BR Ensuite
- Partially Furnished with Electrical
appliances for dry and wet kitchen
- Park 2 to 3 cars
- Asking $13.22M
- Freehold
- EST TOP 4Q 2022

Home 2-
Glamour @ Jalan Arnap (D10)
2 Storey Semi-Detached with basement, mezzanine, attic, pool and lift
- North - East Facing
- Land size 3156 sqft
- Built up 8234 sqft
- 5 BR Ensuite
- Partially Furnished
- Park 5 cars
- Asking $12.53M
- Freehold
- EST TOP 2Q 2022 / 3Q 2022
- Under personal name with SSD
obligations, buyer can exercise only
after 2 years (subject to offer)

*All units come with a 1 year Defect Liability Period upon handover*
Foreigners are NOT eligible. PR subject to LDAU approval.

Feel free to call / pm appointed Director Developer’s Sales Rep, Val @ +6597638887 or click wa.me/6597638887 if you require further clarification or details.

Coronation Village Inter-Terrace House, Prime District 10 superb locality.
*** RENOVATED AND 100% moving-in condition! LEASEBACK BY OWNER CAN BE DISCUSSED ***

- 999yrs leasehold since Dec 1875
- Remaining estimated 854years lease
- Land 1927sf (179sqm) and estimated
built-in area 4985sf (463sqm)
- 3 storey and attic | 6-bedrooms all
ensuite
- 7 bathrooms | 1 store Room | 1 utility
Room ( can be as Helper’s Room )
- Newly renovated about 4.5 years ago
- Within 1km to Nanyang Pri & Raffles
Girls’ Pri Schs.
- Short stroll to Coronation Plaza with
NTUC within and about 6-7mins walk to
Cold Storage at Cluny Court.
- Minutes ride to Orchard Rd famous
shopping belt, CBD and City areas!
- Estimated 5-6mins walk to Tan Kah Kee
DT MRT and Farrer Road Circle lines.
About 7-8mins to Botanic Gardens
Circle line MRT.
- Selling vacant possession or with
immediate leaseback from owners with
optional 6/12/24 months. Can discuss.

Descriptions:
Level 1 - Car porch | Very spacious living and Dining areas | Store Room | Spacious dry kitchen | Utility or Helper’s Room with adjacent toilet | Private lift & yard with wet kitchen area. About 109.86sqm.

Level 2 - Master bedroom ensuite | Bedroom 2 ensuite | family area with direct access to private pool and lounge area. About 124.97sqm.

Level 3 - Spacious common bedroom 3, 4 and 5 all ensuite. About 111.96sqm.

Attic level - Very spacious whole level with Bedroom 6 ensuite | family area & roof terrace. About 86.04sqm.

Call / PM direct exclusively appointed salesperson, Val @+6597638887 for viewing arrangement. Strictly via appointment basis and floor plans are available.
L3002382K / R012245B

FINALLY OPENS THIS WEEKEND - 28th Nov 2020 ! REGISTER YOUR INTEREST NOW!

3 beautiful plots of brand new luxurious landed homes launching very soon! Viewing registration opens NOW! Welcome to register and viewing is strictly via appointment basis.
*** FOREIGNERS ARE NOT ELIGIBLE AND PR SUBJECT TO LDAU APPROVAL ***

The Sixth Collection -
Plot One : Detached home with mezzanine & attic.
Asking SGD$10.7m negotiable.
Land 5317sf / approx. Built 7175sf.
5 bedrooms & 5 bathrooms, all ensuite.
High quality flooring & finishing.
Dry & Wet kitchens available.
Modern 2-storey with 5 car park lots!
Private swimming pool & lift.
999yrs from yr 1876, remaining lease estimated 858years ! As good as freehold! Expected to complete 4Q/2022.

Plot 2: Semi-detached home
2-storey with mezzanine & attic.
Asking SGD$6.97m negotiable.
Land 2154sf / approx. Built 4975sf.
4 bedrooms & 4 bathrooms, all ensuite.
High quality flooring & finishing.
Dry & Wet kitchens available.
Modern 2-storey with 3 car park lots!
Private swimming pool & lift.
999yrs from yr 1876, remaining lease estimated 858years ! As good as freehold! Expected to complete 4Q/2022

Plot 3: Semi-detached home
2-storey with mezzanine & attic.
Asking SGD$6.87m negotiable.
Land 2154sf / approx. Built 4836sf.
4 bedrooms & 4 bathrooms, all ensuite.
High quality flooring & finishing.
Dry & Wet kitchens available.
Modern 2-storey with 2 car park lots!
Private swimming pool & lift.
999yrs from yr 1876, remaining lease estimated 858years ! As good as freehold! Expected to complete 4Q/2022.

Call / PM Direct Developer’s Sales Rep, Val @ +6597638887 or click wa.me/6597638887 for more details and viewing registration.