{"id":30964,"date":"2016-10-21T07:30:32","date_gmt":"2016-10-21T00:30:32","guid":{"rendered":"http:\/\/www.siamlandbank.com\/propertynews\/property-news\/get-the-guru-view-bidadari-from-graveyard-to-hot-property\/"},"modified":"2016-10-21T07:38:58","modified_gmt":"2016-10-21T00:38:58","slug":"get-the-guru-view-bidadari-from-graveyard-to-hot-property","status":"publish","type":"post","link":"https:\/\/www.siamlandbank.com\/propertynews\/property-news\/get-the-guru-view-bidadari-from-graveyard-to-hot-property\/","title":{"rendered":"Get the Guru View: Bidadari \u2014 From graveyard to hot property"},"content":{"rendered":"


\nAlkaff Vista, one of the new BTO projects in Bidadari. Source: HDB
\nDespite a flurry of protests over the redevelopment of former cemetery Bidadari, plans\u00a0have continued rolling forward. Demand for the newly released BTOs currently exceed\u00a0supply, with plans for the estate\u2019s future an indication of the area\u2019s potential.
\nby Chang Hui Chew
\nWith such a remarkable scarcity\u00a0of land in Singapore, not even\u00a0the dead are spared from the\u00a0encroachment of new housing towers\u00a0that become the homes for our\u00a0ever increasing population. Since\u00a02001, Bidadari\u2019s graves have been\u00a0exhumed and emptied, with the\u00a0remains moved to other grounds, or\u00a0cremated and interred.
\nBidadari is not the first graveyard\u00a0to be cleared of the resting deceased\u00a0to make room for the living, nor will it\u00a0be the last. Nearby Bishan was once\u00a0also the resting grounds for many\u00a0of Singapore\u2019s past pioneers, and\u00a0is now a 30-year old mature estate,\u00a0with a housing market known more\u00a0for million dollar HDB flats than its\u00a0sepulchral history.
\nBidadari\u2019s conversion from nature\u00a0reserve and cemetery to new housing\u00a0development projects has been\u00a0controversial, with many opponents\u00a0of the redevelopment mourning the\u00a0further destruction of Singapore\u2019s\u00a0natural green spaces. This pocket\u00a0of greenery amidst the urban jungle\u00a0of Singapore was a destination for\u00a0birdwatchers as a habitat for species\u00a0such as white-breasted waterhens and\u00a0spotted wood-owls.
\nBidadari was also the burial\u00a0site for many of Singapore\u2019s early\u00a0luminaries, including philanthropist\u00a0Dr Lim Boon Keng as well as unionist\u00a0Ahmad Ibrahim. Some victims of the\u00a01954 plane crash at the old Kallang\u00a0Airport were also buried at Bidadari.\u00a0Many have questioned the need\u00a0to steamroll over the artefacts of\u00a0Singapore\u2019s history for the sake of\u00a0expedience and progress.
\nBTO boom
\nDespite protests however, the\u00a0wheels of our state machinery have\u00a0not ceased their turning, and the\u00a0transformation from cemetery to new\u00a0homes is well underway.
\nBidadari\u2019s Build-To-Order (BTO)\u00a0flats first hit the market in November\u00a02015\u2019s bumper crop, then subsequently\u00a0in February 2016\u2019s BTO exercise as\u00a0well. (Refer to Figures 1 and 2 for the\u00a0prices and sizes of these new BTOs).<\/p>\n

February\u2019s BTO exercise was\u00a0remarkable, with second-time\u00a0buyers oversubscribing to the five-room\u00a0and third-generation (3Gen)\u00a0units by more than 75 times. This\u00a0implies that for each of the units\u00a0made available by the Housing and\u00a0Development Board (HDB), there\u00a0were at least 75 applicants.<\/p>\n

The draw of these BTOs is likely\u00a0due to the city fringe location, with\u00a0its short travel times to Nex and\u00a0Serangoon Central, for a quick transfer\u00a0to the Circle line on the MRT system.\u00a0Bidadari itself is served by Woodleigh\u00a0MRT station on the North-East line,\u00a0and is less than 15 minutes away from\u00a0Dhoby Gaut interchange as well. When\u00a0the entire Bidadari estate is complete,\u00a0part of it will also have direct access to\u00a0Bartley MRT station as well.
\nAdjacent to Bidadari is the older\u00a0estate of Potong Pasir. Despite being a\u00a0mature estate with iconic architecture\u00a0in its sloped roof HDB blocks, the area\u00a0has only recently begun to see HDB\u00a0upgrading works. As a result, prices\u00a0in Potong Pasir remain depressed\u00a0compared to the rest of Toa Payoh,\u00a0the estate it belongs to, with median\u00a0psf costs at $457 for the second\u00a0quarter of 2016 (see Figure 3).<\/p>\n

While psf prices might\u00a0be comparable between Potong Pasir\u00a0and Bidadari, the costs of the new\u00a0BTOs are likely to be lower, due to\u00a0the smaller sizes leading to a smaller\u00a0quantum. Furthermore, some of\u00a0the older flats in Potong Pasir were\u00a0completed in 1984 and have crossed\u00a0the 30-year-old threshold. Given the\u00a0age of Potong Pasir\u2019s flats, it might\u00a0be more expensive for those seeking\u00a0to purchase these older resale units,\u00a0depending on the buyers\u2019 respective\u00a0ages, as they will find the amount they\u00a0can use from their CPF reduced.
\nBidadari\u2019s new BTOs clearly have\u00a0a strong value proposition, especially\u00a0in the context of their nearby\u00a0comparables. Furthermore, HDB\u2019s\u00a0planners have designed even more\u00a0conveniences and amenities for these\u00a0new BTOs, including supermarkets, tracts of green spaces, childcare\u00a0centres and coffee shops. Three of the\u00a0new blocks in the BTO project Alkaff\u00a0Lakeview will also front the new manmade\u00a0Alkaff Lake and Bidadari Park.
\nGiven this, we expect these new\u00a0BTOs in Bidadari to see really decent\u00a0appreciation by the time their Minimum\u00a0Occupation Period (MOP) is complete.\u00a0Given their frontage on greenspaces\u00a0and proximity to public transportation,\u00a0it would not be out of the question if\u00a0the larger units in these new BTOs\u00a0approach the million-dollar mark.
\nGreen potential
\nThe state has also put in several\u00a0long-term plans for Bidadari that\u00a0support a strong appreciation of\u00a0prices in the future.
\nPerhaps in a bid to replace\u00a0the greenery that was lost in the\u00a0redevelopment of the estate, state\u00a0urban planners have designed the\u00a0upcoming Bidadari Park to be about\u00a010 hectares in size. Mature local trees\u00a0will be retained and kept at Bidadari\u00a0Park, while the new Alkaff Lake will be\u00a0part of a stormwater retention system\u00a0to mitigate flooding in the area.
\nTo preserve the historical value of\u00a0the area, the existing Bidadari Memorial\u00a0Garden will be integrated into Bidadari\u00a0Park. Parts of the estate along Upper\u00a0Aljunied Road will also be converted\u00a0into a Heritage Walk for pedestrians.
\nIn line with overall plans for\u00a0Singaporeans to move to a car-lite\u00a0future, Bidadari is also planned to be\u00a0pedestrian and cyclist friendly.
\nAside from the existing\u00a0Woodleigh MRT, a semi-basement\u00a0bus interchange will also be built at\u00a0Bidadari. This bus interchange is\u00a0likely to see a good degree of traffic,\u00a0given that Potong Pasir does not\u00a0have an existing interchange, and\u00a0this new node might need to serve\u00a0both estates. It will likely be part of\u00a0an upcoming development next to\u00a0the MRT station, envisioned as a\u00a0Market Square.
\nA strip of land fronting Bartley\u00a0Road has also been zoned for\u00a0education under the MasterPlan, and\u00a0is going to be the site of a Primary\u00a0and Secondary school. This will add\u00a0to the education options already in the\u00a0area, including Cedar Girls Primary\u00a0and Secondary, the Saint Andrews\u00a0Village as well as Stamford American\u00a0International School.
\nApplying pressure
\nThose with an eye on private\u00a0property in the area should keep\u00a0their eye on this plot of land next to\u00a0Woodleigh MRT. Currently scheduled\u00a0to be released for sale in December of\u00a0this year under the Government Land\u00a0Sales (GLS) programme, it is zoned\u00a0mixed commercial and residential\u00a0with a gross plot ratio (GPR) of 3.5.\u00a0This site is estimated to yield 825\u00a0housing units and 15,000 square\u00a0metres of gross floor area (GFA) for\u00a0the retail component. PropertyGuru\u00a0understands that several developers\u00a0are eyeing this plum site eagerly, with\u00a0a number looking to make offers for
\nthis site.
\nThe release of this site, given its\u00a0prime location, is likely to put pricing\u00a0pressures on the developments just\u00a0down the road at Potong Pasir as well.\u00a0It is foreseeable that the developers\u00a0behind these units will seek to clear\u00a0their remaining units as quickly as\u00a0possible, before the project to be built\u00a0on the Bidadari site hits the market.
\nOut of these, Sennett Residence\u00a0and Sant Ritz will soon see\u00a0construction complete, if not already,\u00a0and both have a handful of units\u00a0left. At time of writing, the mixed\u00a0development Poiz Residences and\u00a0Shoppes, launched within the last\u00a0year, has seen decent sales despite\u00a0current market conditions, and has\u00a0sold over 554 units out of the 570 units\u00a0launched, according to developer\u00a0reported sales figures from the Urban\u00a0Redevelopment Authority (URA).
\nHaunting doubts
\nDespite these plans, residents\u00a0who are a little fainter of heart might\u00a0still balk at the idea of living in an\u00a0area that was once a cemetery.
\nMore than a third of respondents\u00a0in PropertyGuru\u2019s Sentiment Survey\u00a0indicated that a key reason for\u00a0them to walk away from a property\u00a0purchase was proximity to cemetery\u00a0grounds. Bidadari estate is not only\u00a0the former premise of a cemetery,\u00a0it is also the site of Mount Vernon\u00a0Columbarium. For those squeamish\u00a0about such issues, it will be scant\u00a0comfort to learn that interred remains\u00a0are in the process of being moved\u00a0to other sites, in preparation for the\u00a0site\u2019s future redevelopment.<\/p>\n

\u00a0<\/p>\n

This article was first published in the print version PropertyGuru News & Views. Download PDFs of full print issues or read more stories now!<\/p>\n


\n
\nSource : proppertyguru.com.sg\/Property Market
\nRead more…Get the Guru View: Bidadari \u2014 From graveyard to hot property<\/a><\/p>\n","protected":false},"excerpt":{"rendered":"

Alkaff Vista, one of the new BTO projects in Bidadari. Source: HDB Despite a flurry...<\/p>\n","protected":false},"author":1,"featured_media":30965,"comment_status":"false","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"spay_email":"","footnotes":"","jetpack_publicize_message":"","jetpack_is_tweetstorm":false,"jetpack_publicize_feature_enabled":true},"categories":[1],"tags":[],"class_list":["post-30964","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-property-news"],"jetpack_featured_media_url":"https:\/\/i2.wp.com\/www.siamlandbank.com\/propertynews\/wp-content\/uploads\/2016\/10\/GV10601.png?fit=527%2C318&ssl=1","jetpack_publicize_connections":[],"jetpack_sharing_enabled":true,"jetpack_shortlink":"https:\/\/wp.me\/p75ss1-83q","jetpack-related-posts":[{"id":67133,"url":"https:\/\/www.siamlandbank.com\/propertynews\/property-news\/get-the-guru-view-graveyard-appreciation\/","url_meta":{"origin":30964,"position":0},"title":"Get the Guru View: Graveyard appreciation","date":"September 21, 2017","format":false,"excerpt":"\r View of Bishan Park at sunrise. Before Bidadari, there was Bishan. The small HDB estate has seen strong capital appreciation over the years. Singaporeans are hoping that the upcoming estate of Bidadari, with a similar history and city fringe location, will reap financial benefits for its residents in the\u2026","rel":"","context":"In "Property News"","img":{"alt_text":"","src":"https:\/\/i0.wp.com\/www.siamlandbank.com\/propertynews\/wp-content\/uploads\/2017\/09\/Prices-and-transaction-volumes-in-Bishan-1024x272.jpg?fit=1024%2C272&ssl=1&resize=350%2C200","width":350,"height":200},"classes":[]},{"id":75988,"url":"https:\/\/www.siamlandbank.com\/propertynews\/property-news\/3-new-roads-in-bidadari-estate-to-partially-open-on-sunday\/","url_meta":{"origin":30964,"position":1},"title":"3 new roads in Bidadari estate to partially open on Sunday","date":"January 8, 2018","format":false,"excerpt":"\r Residents will be able to walk and cycle seamlessly via Bidadari Greenway along Bidadari Park Drive (Photo: HDB) Three new roads in Bidadari estate \u2013 Bidadari Park Drive, Alkaff Crescent and Woodleigh Link \u2013 will be partially opened on 14 January (Sunday) to serve the upcoming developments within the\u2026","rel":"","context":"In "Property News"","img":{"alt_text":"","src":"","width":0,"height":0},"classes":[]},{"id":47823,"url":"https:\/\/www.siamlandbank.com\/propertynews\/property-news\/upper-aljunied-road-to-be-transformed-into-bidadari-heritage-walk\/","url_meta":{"origin":30964,"position":2},"title":"Upper Aljunied Road to be transformed into Bidadari Heritage Walk","date":"March 13, 2017","format":false,"excerpt":"\r Artist\u2019s impression of the Bidadari Heritage Walk. Image source: HDB Parts of Upper Aljunied Road have been permanently closed to traffic from Sunday (12 March), in light of plans to transform it into a Heritage Walk. With the closure, a new realigned Upper Aljunied Road opened to traffic on\u2026","rel":"","context":"In "Property News"","img":{"alt_text":"","src":"","width":0,"height":0},"classes":[]},{"id":80723,"url":"https:\/\/www.siamlandbank.com\/propertynews\/property-news\/eye-on-bidadari-from-burial-ground-to-boomtown\/","url_meta":{"origin":30964,"position":3},"title":"Eye on Bidadari: From burial ground to boomtown","date":"February 22, 2018","format":false,"excerpt":"\r Artist\u2019s impression of HDB flats in the future Bidadari estate. Considered part of Toa Payoh, Bidadari has emerged as one of the most popular new housing estates in Singapore, with recent BTO flat launches proving hugely successful. By Joanne Poh There was an outcry when it was announced that\u2026","rel":"","context":"In "Property News"","img":{"alt_text":"","src":"https:\/\/i2.wp.com\/www.siamlandbank.com\/propertynews\/wp-content\/uploads\/2018\/02\/Gate-of-the-former-Bidadari-Cemetery-1024x685.jpg?fit=1024%2C685&ssl=1&resize=350%2C200","width":350,"height":200},"classes":[]},{"id":106877,"url":"https:\/\/www.siamlandbank.com\/propertynews\/property-news\/new-10ha-park-to-rise-in-bidadari\/","url_meta":{"origin":30964,"position":4},"title":"New 10ha Park To Rise In Bidadari","date":"May 6, 2019","format":false,"excerpt":"\r The 10ha park is a multi-agency collaboration involving the National Parks Board, HDB, the National Heritage Board and national water agency PUB. Residents of the upcoming Bidadari estate can look forward to a rustic landscape with rolling hills, a unique rain tree \u201cisland\u201d in the middle of a lake\u2026","rel":"","context":"In "Property News"","img":{"alt_text":"","src":"","width":0,"height":0},"classes":[]},{"id":46981,"url":"https:\/\/www.siamlandbank.com\/propertynews\/property-news\/hdb-launches-mixed-use-site-in-bidadari-estate\/","url_meta":{"origin":30964,"position":5},"title":"HDB launches mixed-use site in Bidadari estate","date":"March 7, 2017","format":false,"excerpt":"\r Artist\u2019s impression of the future Bidadari estate. Image source: HDB As part of the future development of Bidadari estate, the Housing and Development Board (HDB) launched a mixed commercial and residential site at Upper Serangoon Road for sale via public tender on Monday (6 March) under the second half\u2026","rel":"","context":"In "Property News"","img":{"alt_text":"","src":"","width":0,"height":0},"classes":[]}],"_links":{"self":[{"href":"https:\/\/www.siamlandbank.com\/propertynews\/wp-json\/wp\/v2\/posts\/30964"}],"collection":[{"href":"https:\/\/www.siamlandbank.com\/propertynews\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.siamlandbank.com\/propertynews\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.siamlandbank.com\/propertynews\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/www.siamlandbank.com\/propertynews\/wp-json\/wp\/v2\/comments?post=30964"}],"version-history":[{"count":0,"href":"https:\/\/www.siamlandbank.com\/propertynews\/wp-json\/wp\/v2\/posts\/30964\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.siamlandbank.com\/propertynews\/wp-json\/wp\/v2\/media\/30965"}],"wp:attachment":[{"href":"https:\/\/www.siamlandbank.com\/propertynews\/wp-json\/wp\/v2\/media?parent=30964"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.siamlandbank.com\/propertynews\/wp-json\/wp\/v2\/categories?post=30964"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.siamlandbank.com\/propertynews\/wp-json\/wp\/v2\/tags?post=30964"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}