INSIDE - TO RESIDENTIAL AND COMMERCIAL PROPERTY IN SINGAPORE - Creative M Studio
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INSIDE
TO RESIDENTIAL AND
COMMERCIAL PROPERTY IN
SINGAPORE
Photo: Central Boulevard. Singapore.
PROPERTY
OVERVIEW
MIXED DEVELOPMENTS
MIxed-use Develpment
Shophouses
RESIDENTIAL
Public Housing (HDB)
Public-Private Hybrid
Private Residential
COMMERCIAL
Office
Retail
SINGAPORE
Industrial
Land
2 3
MIXED DEVELOPMENTS
Mixed Development is the urban development that blends residential and commercial
Mixed-use development
(e.g. Residential towers standing on top of the commercial retail mall)
Shophouses
East Coast Peranakan Style. Front facade drawing.
4 5
MIXED-USE
Marina One is an integrated development that pulses Complete with stunning city and sea views, the award-
in Singapore’s vibrant CBD and beyond. Luxury winning Marina One Residences comes alive through
residences, unique retail offerings and Grade-A the design of Christoph Ingenhoven, a leader in
offices, Marina One is nestled amidst lush greenery sustainable “supergreen” architecture. The ingenious
DEVELOPMENTS
and green parks whilst seamlessly connected to 21st design of a lush central garden by Kathryn Gustafson
century infrastructure. then transforms Marina One into a luxurious oasis at
the heart of the city, offering tranquility and serenity
amidst the city’s vibrant backdrop.
Marina South is uniquely suited to be part of the
Urban Redevelopment Authority’s long-term plan to
transform Marina Bay into a lively district interspersed
with spaces that include amenities, playgrounds,
retail opportunities and lush greenery. This area is
also earmarked to be a future global business and
financial hub, near Singapore’s future Waterfront
City. Marina One development (photographed), is
perfectly poised to reap the extraordinary benefits
of this area’s growth, and a space that’s truly worth
having.
This page: Marina South.
Opposite page: Marina One development.
6 7
P E R A N A K A N
T O W N &
S H O P H O U S E S
The East Coast in Singapore was once filled with
coconut plantations and used as a weekend retreat
by wealthy city dwellers, but by the early 20th
century developed into Singapore residential suburb.
It became populated by a growing English-educated
middle class, including Peranakans (Straits-born
people of Chinese and Malay/Indonesian heritage)
and Eurasians. Katong and the neighboring Joo Chiat
are the areas especially shaped by its unique pre-war
architecture – colourful two-storey shophouses and
terrace houses with ornate facades, intricate motifs
and ceramic tiles.
Koon Seng Road is located at the core of the
Peranakan culture. Now fully conserved these two
rows of pastel shophouses are the most iconic ones
in Singapore. Adorned with the signature ceramic
Peranakan floral or geometrical tiles, pastel faces
and Chinese couplets motifs below the windows
which are thought to bring good fortune.
Koon Seng Road townhouses at night.
8 9
Shophouses were built with symmetry and orientation Shophouses on the main street are tall and narrow
in mind. When possible, they were built along the but extend to the back, opening to a courtyard
north-south axis, according to the ancient Chinese where the kitchen and privy room were located. Later
belief of universal balance. Within the house, the second building at the rear was added creating air-
main hall, where guests were traditionally received wells or narrow courtyard open to the sky to help
and entertained, was seen as the most important ventilation but also separating cooking, washing and
part of the house and sat at the north of the house laundry area. This process was sometimes repeated
while the main entrance faced south. even three times depending how far the land at the
back site extended.
A shophouse is two or three story building with
shop premises on the ground floor and living Courtyards are a quintessential feature of traditional
accommodation above. The ground floor is set back Chinese architecture. A temple, a palace, a mansion
to create covered veranda, often referred as a five- or a farmhouse all have at their centre a courtyard
foot way* in the front of the shop. Shophouses were or yuanzi. Shophouses are no different with air-wells
always conceived to form a terrace making up one or sky-wells remaining as a crucial element in the
side of a street or a city block with long shady alleys - traditional shophouse composition. Fountains or
continuous walkway for passers-by where merchants fishponds fed by rain water collected from the roof
and shoppers were covered from sun and rain. were a popular courtyard feature of the rich.
The origins of the Singapore shophouse trace back
to China, particularly the Guangdong and Fujian
provinces where a majority of early immigrants to
Singapore came from. Shophouses were traditionally
built as a home for the merchant and his family;
where business was conducted up front and with
living quarters at the back of the building. Later as
Singapore developed, richer families moved out of
the centre town into ‘dwelling houses’ where the front
room on the ground floor was the main reception
area for receiving guests and visitors, rather than a
space for doing business.
* five-foot way – in fact, mostly six to seven foot wide
This and opposite page: Mohamed Ali Lane street art. but five feet was the minimum required by building Five foot way. Club Street.
regulations.
10 11
Shop and town houses were a decorative playground words it means wealth. Fish symbolise harmony,
for their owners to show off their wealth. The principal marital happiness and reproduction because they
source of ornamentation came from Chinese multiply rapidly and sometimes swim in pairs.
themes, such as plant and animal motifs to scenes Flowing water encourages a sense of balance or
from folk tales, literature and even Chinese opera. harmony – this idea is related to Taoist concept of
Arrival of early colonists influenced the shophouses ‘wu wei’ – passivity, calm, no planning and in other
architecture by shifting it into Roman style with words, going with the flow.
Corinthian pillars and venetian windows eventually
morphing into a kind of Rococo, Art Deco and finally External staircases, a quite interesting structure in
Modernist. their own right, are pre-cast concrete spiral structure.
There were two main reasons for implementing it.
Fish are an auspicious Firstly – an increasing number of tenement purpose
creatures in traditional Chinese housing after first world war and secondly as the
culture. The word for fish ‘yu’ implementation of a back lane program to facilitate
is pronounced the same as the collection on night-soil from the shophouses that
term for abundance – in other were not connected to sewage systems.
External staircase.
Opposite page: Shophouses on South Bridge Road.
12 13
Victorian era influences
Floor tiles, locally made of clay and known as Malacca
tiles, were used to pave the five-foot way. Lime mortar
material allowed evaporation of damp earth beneath and
cooled down the floor rooms. Later they were replaced
by patterned encaustic tiles imported from Europe,
especially popular in Victorian England. Encaustic
floors were thick and hard-wearing and featured mostly
geometric or floral patterns. For the Chinese, however,
these tiles have most often a pattern of eight such as
eight petal flowers or octagonal geometric shape. Eight
or ‘fa’ translates as ‘prosperity’.
Decorative ceramic tiles used in the Victorian era,
particularly for a fireplace surround, were also employed
by the Chinese. They were used as decorative panels
beneath windows on street facing walls. Unlike the
pavement tiles used for floors these decorative wall
tiles were glazed and tended to feature floral motifs as
to be more appealing to traditional Chinese aesthetic
sensibilities.
Also owed to Victorian ornamentation, but Malay
influenced, is decorative woodwork, this is found mostly
in the fretted facia boards under the roof eaves and it is
called Peranakan-style window tracery.
Floor tiles.
This page: design variety at Tiles Muesum on Telok Ayer Street.
Opposite page: floor at Thian Hock Keng Temple on Telok Ayer Street.
14 15
RESIDENTIAL P U B L I C
H O U S I N G
Public Housing (HDB Flats)
Two-room flexi flat
Three-room flat
( H D B )
Four-room flat
Five-room flat
3Gen flat
Executive flat
DBSS
Public-Private Hybrid Public housing in Singapore is commonly referred to as HDB residences as they are built by the Housing
Housing and Urban Development Company (HUDC) and Development Board (HDB). These units are subsidised by the government and are within easy
Executive Condominiums (EC) reach of ordinary Singaporeans. In addition, buyers can utilise CPF grants to further reduce the prices
of HDB flats.
Private Residential
NON-LANDED HOMES Although these are substantially cheaper than but they need to have a permit rights to live and/
Private Condominiums private housing, these properties come with many or work in Singapore with a minimum validity of at
Apartments restrictions. For instance, such units can only be least six months. The HDB minimum rental period is
purchased by households with an average monthly six months. Tourists are not permitted to rent HDB
LANDED HOUSING income of S$6,000 to S$12,000. Families buying units. Buyers of HDB flats also need to comply with
Semi-detached House must include a Singapore citizen (SC) or a permanent a Minimum Occupation Period (MOP) of five years,
Terraced Homes resident (PR). HDB flats can only rented out to SCs during which the unit cannot be sold or rented out
Cluster Houses and PRs. These can be leased to non-citizens, entirely.
Townhouses
Shophouses
Bungalow
Good Class Bungalow (GCB)
16 17
City in the Garden.
Residential housing near MacRitchie Reservoir.
EXECUTIVE FLAT
Three bedrooms (including one ensuite), living area,
dining area, kitchen, common bathroom, storage-
TWO-ROOM FLEXI FLAT FOUR-ROOM FLAT 3 GEN FLAT cum-apartment shelter. At 130 m2 this is the biggest
amongst all the flats currently available at the Housing
1 bedroom, 1 bathroom, kitchen, bomb shelter. They Three bedrooms (including one ensuite master), Four bedrooms (including two ensuite), living / Board. It comes with additional space for a study
come in two sizes –36 m2 or 45 m2. This units are living/ dining area, kitchen, common bathroom, dining area, kitchen, common bathroom, service room and some have a balcony.
intended for first-time singles or smaller families with service yard, bomb shelter. These units are suited yard, storage-cum-apartment shelter. These units
lower budgets, buying their first or second HDB flat, for couples who are set to become parents as it cater to multi-generational families. At 115 m2 they DBSS
and the elderly. provides a flexible and comfortable living space of are the second largest of the flats offered by the
up to 90 m2. Housing Board. 3Gen flats can only be purchased In 2005 the Housing Board introduced the Design,
THREE-ROOM FLAT by multi-generational families, comprising married/ Build and Sell Scheme (DBSS) units, which is public
FIVE-ROOM FLAT engaged couples and parents, or widow/divorcee housing built by private developers. Like Executive
Two bedrooms (including one ensuite master), with kids and parents. The applicant family must Condominiums (EC), these are targeted for those
kitchen, living/ dining area, common bathroom, Three bedrooms (including one ensuite master), meet requirements and restrictions to qualify to buy who can afford better homes than HDB flats, but
service yard, bomb shelter. This units are practical living/ dining area, kitchen, common bathroom, such property under the Public Scheme. are unable to buy private properties. Overall, 13
option for households with one child who have service yard, bomb shelter. These are spacious units DBSS projects were launched before the scheme
limited financial resources. Sizes are between 54 m2 measuring approximately 110 m2 and are perfect for suspended indefinitely. There is currently no option
to 67 m2. larger families. to privatise DBSS units.
18 19P U B L I C -
P R I VAT E
H Y B R I D
The Housing and Urban Development Company (HUDC) and the Executive Condominiums (EC). These
are a hybrid class of residential property and initially were offered to buyers as subsidised government
housing, eventually turning into private housing. Both are intended for Singaporean ‘sandwiched’
families - those who cannot afford private property but can purchase dwellings superior to HDB flats.
HUDC Housing and Urban Development Company EC Executive Condominiums
HUDC units boast spacious interiors, with units ECs, constructed and sold by private home builders,
spanning from 139 m2 to 158 m2, with additional come with amenities similar to that of private condos
amenities such as landscaped grounds and covered including a gym, clubhouse, swimming pools and
parking space. HUDC are the predecessors of DBSS gated security. ECs are currently the only housing for
and began in 1974 but ended in 1984 due to declining the sandwiched class Singaporeans. They are more
demand for such homes. Due to Government plans affordable as their land cost is partly funded by the
to privatise HUDC when 75% of the owners agree government which comes with certain restrictions,
to it, all 18 existing HUDC developments are private such as: an owner need to fulfil a Minimum
since 2017. Occupation Period (MOP) of five years, during which
the unit cannot be leased out entirely or disposed of;
after five years, it can be sold in the open market to
PRs or Singapore citizens; only after 10 years can it
be sold to overseas nationals. However, ECs come
with a leasehold tenure of 99 years.
20 21P R I VAT E
Private residential properties are significantly
more expensive but come with fewer restrictions
than an HBD. For instance, they can be rented
R E S I D E N T I A L
out for at least three months even to tourists
and divested to foreigners. Private residential
properties are generally divided into two types:
landed and non-landed residences.
Non-Landed Housing Landed Homes Townhouses Bungalow
A fusion between a landed home and a private With a land area ranging from 400 m2 to 1,400 m2,
This category consists of private condominiums and Having a landed house means owning the land where condominium. It has the attributes of a terraced this is the smaller and less pricier version of the
apartments which are essentially strata properties the property stands on. In land-scarce Singapore home, but shares communal facilities like gyms and Good Class Bungalow (GCB). Either a one or two-
where home owners don’t own the land under the these homes are among the most expensive swimming pools with residents of other units. storey stand-alone home that does not share a wall
development. residential properties. Despite their high maintenance with another property.
and property tax, these dwellings boast huge layouts, Shophouses
Private Condominiums in addition to their exclusivity and privacy. Heritage shophouses are prized properties in Good Class Bungalow (GCB)
These are like ECs but are privately-owned from the Singapore due to their rarity and historical importance. Considered as the homes of the rich and famous
start. These typically come with many amenities like Semi-detached Houses These cannot be demolished due to conservation in Singapore, these are among the most luxurious
gated security, gyms, swimming pools and sports A semi-detached home (semi-D) is a single family rules, and there are strict regulations in renovating residential properties and command the highest
facilities, among others. Tenures are either freehold landed residence that shares a common wall with them. More importantly, only a few are put up for prices. With a land area over 1400 m2, these
or 99-year leasehold. Private condos and apartments another house. sale and these can fetch millions. The pieces of land exclusive mansions feature huge gardens, swimming
are considered the least expensive among private on which shophouses are built on are usually zoned pools and high-end features that only a millionaire or
housing compared to landed properties. Terraced Homes as commercial. Conservation shophouses are often billionaire may afford.
Also known as row houses, terraced houses are freehold or 999-year leasehold.
Apartments similar to semi-Ds but there are rows of numerous
These properties are like private condominiums, but identical houses that share walls.
are typically part of smaller residential projects. As
such, these come with fewer amenities and facilities Cluster Houses
than private condominiums. Apartments are usually These are landed residences such as terraced
less expensive than private condos and landed houses, semi-detached, and bungalows grouped
housing, but are still pricier than HDB flats. together with shared facilities such as a gym and
swimming pools.
22 23COMMERCIAL O F F I C E
Office Office spaces
Business and science parks Office spaces remain one of the
Offices most sought out commercial
spaces in Singapore. Office
Retail spaces may be classified as Grade
A, B and C. In the past years,
Food and beverage
the demand for office spaces
Malls shops
has increased, continuously
Medical appealing to investors. Also,
Other retail the number of businesses in
Shop / shophouses Singapore are increasing and
small companies and start-ups
Industrial aim for office spaces located in
the CBD area or other central
Dormitory
areas in Singapore. For those
Light industrial (B1) with lower budgets, there are
Factory / workshop alternatives such as Woodlands
Warehouse or Jurong, which offer a lower
rent.
Land
Land only
Land with building / enbloc
24 25R E TA I L
Strata-titled malls built between the early-1800s experienced a pick-up in interest.
In strata-titled malls, stallholders and mid-1900s. Compared to The retail units are in demand,
own individual units, there is no modern mixed developments, given their scarce supply in the
central management to oversee shophouses are highly sought market.
the tenant mix or coordinate after by investors as they
promotions or seasonal continue to be an important part Modern major developments
events. This gives a bazaar- of Singapore’s cityscape and consist of the new retail mall at
like atmosphere where diverse serve as a link to the past, boast Singapore Post Centre and The
trade provides affordable space historical architecture and a rich Heart at Marina One. Hillion Mall
for entrepreneurs and small heritage. Currently, there are over in the Bukit Panjang planning
businesses. The lack of a unified 6,500 conserved shophouses in area is the only significant
concept gives strata-titled malls Singapore. Heritage shophouses development of 2017 that is
the opportunity to organically are prized properties in Singapore not located within the Central
develop their own niche. There due to their rarity and historical planning region. Subsequently,
are about 80 strata-titled malls importance. There are only a few in 2018, the major projects are
in Singapore. Examples of put up for sale and these can also mixed developments, such
classic strata malls are Lucky fetch millions. as the Paya Lebar Quarter and
Plaza, Golden Mile, Queensway Northpoint City.
Shopping Centre, Katong Upcoming mixed developments
Shopping Centre, amongst Mixed Development is urban
others. Although some of these development that blends the
strata-malls have continued to residential and commercial
thrive for many years due to their purpose of a property. Usually,
distinct character, Singapore’s this is a residential tower standing
commercial market has seen a on top of the commercial retail
surge in newer developments. mall. Mixed development can be
in the form of a single building
Shophouses or the entire cluster. In the past
Shophouses in Singapore were years, mixed developments have
26 27I N D U S T R I A L
Industrial buildings are machinery, shipbuilding and renting elsewhere. To top it off,
categorised as Business 1 (B1), repairing, may be allowed some of the newer developments
Business 2 (B2) and Business in selected areas subject to also provide sports facilities such
Parks. Typically, manufacturing, evaluation by the Competent as a swimming pool, gym and
assembly, R&D, warehousing and Authority. Business park buildings basketball courts.
workshops are all considered are for non-pollutive industries.
as activities to be housed within The tenure period for industrial Location is important
industrial building or factories. properties is usually either 30 We want to end of by emphasising
years or 60 years. that as with all real estate assets,
B1 are areas used or intended to location is always a critical
be used for industry, warehouse, 60:40 Ratio factor to consider. For industrial
utilities and telecommunication All industrial properties need to properties, it is important to ask
purposes, for which the set aside a minimum of 60% of yourself if the building location is
relevant authority (eg. National the total floor area for industrial in is one in which businesses will
Environment Agency) does activities. This means that up to want to operate their industrial
not impose a nuisance buffer 40% of the total floor area can activities.
greater than 50m. B2 are areas be used for ancillary offices,
used or intended to be used for showrooms and other communal A good example is Woodlands.
industry, warehouse, utilities and space that supports the business Located near to the Causeway,
telecommunication purposes, activities. this up and coming town appeals
whereby the business uses will to many businesses that get
be imposed with a nuisance This 40% non-industrial space can their supplies from Malaysia.
buffer of greater than 50m and be useful for businesses. It allows Businesses that employ
within health and safety buffers. them to set up their offices near Malaysians within their workforce
Special industries such as where their industrial activities will also find the location
the manufacture of industrial are taking place as opposed to convenient for their staff.
Illustration. Singapore roads.
28 29Creative M Studio Visual Communication and Design Simple yet elegant. Astute and economic. www.creativemstudio.com m@creativemstudio.com +65 84 300 244 instagram.com/creative_m_studio linkedin.com/company/creativemstudio All artwork and photography by Creative M Studio All rights reserved
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