Ministry of National Development Press Statement, Fri 29 Oct 1999: More Sites Identified for Selective En Bloc Redevelopment Scheme

Singapore Government Press Release

Media Division, Ministry of Information and The Arts,

36th Storey, PSA Building, 460 Alexandra Road, Singapore 119963.

Tel: 3757794/5

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MORE SITES IDENTIFIED FOR SELECTIVE EN BLOC REDEVELOPMENT SCHEME

The Government has identified three new sites for the Selective En bloc Redevelopment Scheme (SERS). The sites are at:

a) Blocks 136, 137 & 140 Lorong 1A Toa Payoh

b) Blocks 164 to 167 Lorong 1 Toa Payoh

c) Blocks 68, 70 & 72 Dakota Crescent

This brings to a total of 34 sites announced for SERS since the implementation of the scheme in Aug 95.

2 The affected blocks are between 20 and 31 years old. A total of 1,263 units of sold flats are involved, comprising 1,186 units of 3-room flats and 77 units of 4-room flats. (Please refer to Annex A for the property profile of the blocks concerned and Annexes A1 to A2 for the location plans.)

Background of SERS

3 SERS was first announced in Aug 95 as part of the renewal plans for the older HDB estates and towns. Under the scheme, old HDB blocks are redeveloped for more intensive use. New replacement flats will be offered to the SERS lessees. This maximises the use of land and helps residents upgrade to new and better flats while keeping existing communities together.

Implementation of SERS

4 HDB will build new flats at the designated replacement sites to rehouse the SERS lessees. The new flats will take about 2� to 3� years to complete. The SERS lessees of the three sites will be invited to select the new units in about one year's time (see Annex B for the implementation plans). They will move out of their existing flats only when the new flats are completed.

Replacement flats for SERS lessees of Blocks 136, 137 & 140 Lorong 1A Toa Payoh and Blocks 164 to 167 Lorong 1 Toa Payoh

5 HDB will offer the SERS lessees of Blocks 136, 137, 140, 164 to 167 Lorong 1/1A Toa Payoh about 1,400 units of new flats for selection at Lorong 1/2 Toa Payoh, in the vicinity of the Toa Payoh MRT Station or next to the Braddell MRT Station. Of the new flats offered, about 900 units will be built in 40-storey new apartment blocks that HDB will be constructing for the very first time.

Replacement flats for SERS lessees of Blocks 68, 70 & 72 Dakota Crescent

6 The new replacement flats for offer to the SERS lessees of Blocks 68, 70 & 72 Dakota Crescent are located at the junction of Jalan Tiga and Jalan Lima, next to the neighbourhood centre at Old Airport Road. HDB will offer about 430 units of new flats for selection.

SERS Package for Affected Flat Lessees

7 The SERS lessees will be compensated based on the prevailing market value of their flats. In addition, they will also be given a package of rehousing benefits comprising the following:

a) assured allocation of new flats at the designated replacement sites;

b) purchase of replacement flats at subsidised prices frozen as at the date of announcement of SERS;

c) 20% price discount (subject to a maximum of $30,000) for eligible affected flat owners in the purchase of the replacement flats;

d) option to sell the rehousing benefits to eligible buyers;

e) exemption from the payment of resale levy for the existing flats;

f) exemption from credit assessment for existing lessees in taking up a mortgage loan from HDB to finance the purchase of the replacement flats.

g) concessionary loan for the replacement flats for eligible SERS lessees.

h) comprehensive financial package to ease the cashflow for purchase of the replacement flats.

8 Eligible SERS lessees who do not wish to take up the new replacement flats or who are unable to afford the new 4-room and 5-room flats may apply for 3-room buy-back flats subject to their availability. Alternatively, they may sell their existing flats with the rehousing benefits to buyers who are eligible to buy flats directly from HDB. With the sale proceeds, which will include a premium for the rehousing benefits, they can buy a resale flat in their preferred location.

9 The details on the range of estimated compensation, selling prices and the range of average payment/receipt for the purchase of the replacement flats can be found in Annex C.

Affected Sold/Rental Commercial Premises

10 Also affected by the redevelopment at these sites are 7 sold shops and 1 sold eating house at Block 68 Dakota Crescent, 24 rental shops at Blocks 34, 36 and 38 Dakota Crescent and 12 rental shops and 1 rental eating house at Block 165 Lorong 1 Toa Payoh. They will be cleared in tandem with the affected flats in the respective blocks.

11 The commercial lessees will be given compensation for their sold shops/eating house based on the prevailing market value of these premises. Tenants of the rental shops/eating house will be given an ex-gratia payment of $48,000 per tenancy and a 10% preferential margin to tender for other HDB rental commercial premises.

Affected Rental Flats

12 To facilitate comprehensive development of the SERS sites, 14 rental blocks at Blocks 138 & 139 Lorong 1/1A Toa Payoh and Blocks 34, 36, 38, 40, 42, 44, 46, 48, 50, 52, 54 & 56 Dakota Crescent, involving a total of 302 public scheme flat tenants, will be demolished. HDB will offer eligible tenants the relocation benefits as set out in Annex D.

Exhibition and Other Details

13 To enable residents to have a better understanding of the plans and benefits brought about by SERS, HDB will hold exhibitions near the SERS sites for residents' viewing. The details of the exhibitions are as follows:

Precinct	Venue / Date & Time
Blocks 136, 137 & 140, and Blocks 164 to 167 Lorong 1/1A Toa Payoh	Car park in front of Block 139 Lorong 1A Toa Payoh Monday, 1 Nov 99 to Sunday, 7 Nov 99 from 2.30 pm to 9.30 pm
Blocks 68, 70 & 72 Dakota Crescent	Open space behind Block 72 Dakota Crescent Monday, 1 Nov 99 to Sunday, 7 Nov 99 from 2.30 pm to 9.30 pm

14 HDB will also inform all affected residents and shop/eating house lessees/tenants individually. For further information, they can call the following toll-free telephone lines:

a) 1800 2753826 (for sold flats)

b) 1800 2730123 (for shops/eating houses)

c) 1800 2738068 (for rental flats)

******* END *******

ISSUED BY: MINISTRY OF NATIONAL DEVELOPMENT

DATE : 29 OCT 99

Annex A

PROPERTY PROFILE

Site Affected by Redevelopment												Replacement Site for Residents
Street Name	Block No.	Storey Height	Completion Date	No. of Sold Flats			Rental Flats	Sold Shops	Sold Eating House	Rental Shops	Rental Eating House	Location	Storey Height	No. of New Flats Avail-able
Street Name	Block No.	Storey Height	Completion Date	3-room	4-room	Total	Rental Flats	Sold Shops	Sold Eating House	Rental Shops	Rental Eating House	Location	Storey Height	No. of New Flats Avail-able
Lorong 1/1A Toa Payoh	136, 137 & 140	10	1970	393	0	393	7	0	0	0	0	Annex A1	30/40	1,400
Lorong 1/1A Toa Payoh	138 & 139	10	1970/1971	0	0	0	320**	0	0	0	0	-	-	-
Lorong 1 Toa Payoh	164, 165, 166 & 167	10/12	1968	516*	0	516*	8	0	0	12	1	Annex A1	30/40	1,400
Dakota Crescent	68, 70 & 72	14	1979	277*	77	354*	2	7	1	0	0	Annex A2	19	430
Dakota Crescent	34, 36, 38, 40, 42, 44, 46, 48, 50, 52, 54 & 56	2/3	1958	0	0	0	177#	0	0	24	0	-	-	-
Total				1,186*	77	1,263*	514	7	1	36	1

* Includes converted units

** There are 320 units of 2-room rental flats at Blocks 138 & 139 Lorong 1/1A Toa Payoh.

# There are 177 units of 3-room rental flats at Blocks 34, 36, 38, 40, 42, 44, 46, 48, 50, 52, 54 & 56 Dakota Crescent.

Annex B

IMPLEMENTATION PLAN FOR

BLOCKS 136, 137 & 140 LORONG 1A TOA PAYOH AND

BLOCKS 164 TO 167 LORONG 1 TOA PAYOH

ACTIVITY	TIME PERIOD
Construction of new flats	End 2000
Selection of new flats	Early 2001
Completion of new flats	Early 2004

IMPLEMENTATION PLAN FOR

BLOCKS 68, 70 & 72 DAKOTA CRESCENT

ACTIVITY	TIME PERIOD
Construction of new flats	End 2000
Selection of new flats	Early 2001
Completion of new flats	Early 2003

Annex C

Range of Estimated Compensation, Selling Prices and Range of Average Payment/ Receipt for Purchase of Replacement Flats

Flat-Type

Estimated

Compensation

Flat-Type

Estimated

Selling Prices

3-room

4-room

$150,000 - $195,000

$270,000 - $300,000

4-room New Flats

5-room New Flats

$172,000 - $237,000

$290,000 - $373,000

Estimated Range of Average Payment/(Receipt) for the Purchase of New Replacement Flats

Affected Lessees	Types of Replacement Flats Purchased
Affected Lessees	3-room Buy-back	4-room	5-room
3-room	($71,000) � ($56,000)	($28,000) - $25,000	$96,000 - $154,000
4-room	N.A.	($130,000) - ($114,000)	($6,000)

Annex D

RELOCATION BENEFITS FOR ELIGIBLE RENTAL FLAT TENANTS

UNDER THE PUBLIC SCHEME

Priority Allocation of Sold Flats

Eligible tenants will be given priority allocation of:

New 4 & 5-room flats at designated replacement sites
New 4 & 5-room flats in non-mature estates under the Registration for Flat System
3-room buy-back flats
2-room upgraded flats

Waiver of Fees

Registration fee for tenants purchasing flats under the Registration for Flat System will be waived.
Booking fee for tenants purchasing 4-room (90 m�) or smaller flats will be waived.

Mortgage Loan

Eligible tenants will be exempted from credit assessment. A higher quantum of mortgage loan (subject to full utilisation of existing CPF monies) and a maximum loan repayment period of 30 years will be given for the purchase of a flat directly from HDB or a resale flat from the open market.
For 4-room (90 m�) or smaller flats, it is up to 100% of the selling price or the market valuation, whichever is lower.
For other flats, it is 90% of the selling price or the market valuation, whichever is lower.

Temporary Accommodation

For those whose new sold flats are under construction, rental flats will be allocated to them as temporary accommodation (if necessary).

Priority Allocation of Flats Under Rent & Purchase Scheme

Eligible tenants who wish to own a flat but are not able to do so immediately because of financial reasons would be given priority to rent 3-room flats and buy them later.

Priority Allocation of Rental Flats

If eligible tenants wish to continue to rent flats, they will be given priority allocation of alternative rental flats.

Removal Allowance

Eligible tenants will be given a $1000 removal allowance.