Faber Walk Residence— Overview

1. Project Factsheet

Factsheet Overview: The technical specifications presented below outline the planning parameters, cadastral metrics, financial thresholds, and regulatory constraints governing Faber Walk Residence. Data has been compiled from official Urban Redevelopment Authority (URA) land allocation registry entries, Singapore Land Authority (SLA) cadastral plans, and tender disclosures.

Factsheet Parameter	Project Details / Technical Specification
Project Name	Faber Walk Residence (Faber Residence / Former Faber Walk GLS)
Developer Joint Venture	GuocoLand (Singapore) Pte Ltd, TID Residential Pte Ltd, and Intrepid Investments Pte Ltd (Hong Leong Holdings)
Property Address	54–70 Faber Walk, Singapore (District 5)
District & Planning Area	District 5 (Clementi / West Coast) | Rest of Central Region (RCR)
Tenure	99-Year Leasehold (Commenced February 2025)
Site Land Area	Approx. 25,795 sq m / ~277,659 sq ft (~2.58 Hectares)
Zoning & Land Use	Residential (Low-Density Low-Rise Envelope Control)
Gross Plot Ratio	1.4
Maximum Allowable Building Height	5 Storeys (Low-Rise Residential Envelope)
Maximum Allowable Gross Floor Area (GFA)	Approx. 36,113 sq m / ~388,723 sq ft
Building Structure & Profile	9 Residential Blocks of 5 Storeys Each
Total Residential Units	399 Exclusive Residential Apartments
Car Park Provision	399 Basement Parking Lots + 13 Electric Vehicle (EV) Charging Stations
GLS Awarded Land Rate	S$349.858 Million / S$900 psf ppr (Tender Awarded November 2024)
Estimated Developer Breakeven	S$1,650 – S$1,780 psf
Projected Launch Price Range	S$2,100 – S$2,280 psf Average (Median ~S$2,160 psf)
Projected TOP / Completion Date	December 31, 2030
Primary School Proximity	Nan Hua Primary School (1–2km), Pei Tong Primary, Qifa Primary, Clementi Primary
Nearest Transit Nodes	Pandan Reservoir MRT (JRL - Opening ~2028), Clementi MRT Interchange (EW23/CR11), Jurong East MRT Interchange (NS1/EW24/JE5)

2. GuocoLand Consortium's S$900 PSF PPR Strategic Win

GLS Tender Background: In November 2024, the Urban Redevelopment Authority (URA) closed the tender for the residential site at Faber Walk. The tender attracted competitive bids from established developers, culminating in the award to a joint venture led by GuocoLand, TID Residential (a partnership between Hong Leong Holdings and Mitsui Fudosan), and Intrepid Investments. The winning bid of S$349.858 million translated to a land rate of S$900 psf ppr across the 388,723 square feet of allowable gross floor area.

Disciplined Land Entry Valuation: The land rate of S$900 psf ppr represents a disciplined land acquisition basis within the Rest of Central Region (RCR). When contextualized against recent state tender awards in adjacent sub-zones, the strategic pricing advantage becomes apparent. For instance, high-density residential GLS plots in Clementi Town (such as Clementi Avenue 1) traded at land rates exceeding S$1,250 psf ppr, while sites in Toa Payoh and Pine Grove fetched S$1,100 to S$1,300 psf ppr. The S$900 psf ppr land basis for Faber Walk Residence sits comfortably below these benchmarks, providing the consortium with substantial pricing flexibility during launch phase.

Consortium Synergy & Track Record: GuocoLand’s reputation for executing biophilic, resort-style masterplans (seen in Martin Modern, Meyer Mansion, and Midtown Modern) pairs effectively with Hong Leong’s deep capital execution and Mitsui Fudosan’s expertise in low-density Japanese residential design. This collaboration guarantees high construction quality, optimized land utilization, and efficient layout distribution across the 9 low-rise blocks.

Benchmarking Regional RCR & District 5 GLS Acquisitions: To evaluate the land valuation basis, the table below highlights land costs for GLS land parcels awarded across District 5 and adjacent RCR transitional boundaries:

• Faber Walk GLS (Subject Site): S$900 psf ppr | Plot Ratio 1.4 | RCR | Awarded Nov 2024
• Clementi Avenue 1 GLS (Clavon Site): S$788 psf ppr | Plot Ratio 3.5 | RCR | Awarded 2019
• Pine Grove Parcel A GLS (Pinetree Hill): S$1,318 psf ppr | Plot Ratio 2.1 | RCR | Awarded 2022
• Pine Grove Parcel B GLS: S$1,223 psf ppr | Plot Ratio 2.1 | RCR | Awarded 2023
• Media Circle GLS (One-North): S$1,191 psf ppr | Plot Ratio 4.2 | RCR | Awarded 2024

Analytical Deduction: At S$900 psf ppr, the developer acquired Faber Walk at a ~26% to ~31% discount per square foot per plot ratio relative to recent Pine Grove and Media Circle GLS acquisitions. Although Pine Grove and Media Circle benefit from higher plot ratios and closer proximity to existing MRT networks, the lower land cost floor at Faber Walk enables the developer to offer brand-new RCR residential units at price points under S$2,200 psf—a price tier that has become increasingly scarce across Singapore's primary market.

3. Land Basis, Breakeven & Valuation Arbitrage

Itemized Financial Decomposition: Assessing developer breakeven requires evaluating the input expenses associated with constructing a low-density, 5-storey basement-supported residential project in District 5. The financial model accounts for land acquisition, low-rise civil engineering, basement excavation alongside the riverbank buffer, financing charges, and agency overheads.

Cost Pillar	Estimated Cost Basis (S$ per sq ft GFA/PPR)	Share of Total Cost Structure
GLS Land Acquisition Rate	S$900	53.3%
Low-Rise Structural Construction & Fit-Out	S$520 – S$580	32.5%
Financing Interest, Legal, & Advisory Overheads	S$120 – S$140	7.7%
Marketing, Sales Commissions, & Admin Fees	S$110 – S$130	6.5%
Total Estimated Developer Breakeven Floor	S$1,650 – S$1,780	100.0%

Breakeven Modeling Insights: The itemized financial model establishes that developer breakeven anchors between S$1,650 and S$1,780 psf. The lower breakeven floor is a direct result of the favorable S$900 psf ppr land entry bid, providing the consortium with defensive pricing headroom in a fluctuating interest rate environment.

Projected Launch Price Bands & Developer Margin Profiles: Assuming target gross profit margins between 15% and 20% for RCR suburban-prime developments, baseline selling prices across unit typologies are modeled across three distinct scenarios:

• Conservative Launch Scenario (12% Profit Margin): S$1,950 to S$2,050 psf average launch price.
• Base Case Scenario (16% Profit Margin): S$2,100 to S$2,220 psf average launch price.
• Bullish Launch Scenario (20%+ Profit Margin): S$2,250 to S$2,380 psf average launch price.

Valuation Arbitrage Analysis: When benchmarked against active new launches across District 5 and District 21, Faber Walk Residence offers a distinct price advantage:

• Pinetree Hill (Pine Grove - RCR): Transacted Average S$2,350 – S$2,550 psf
• The Reserve Residences (Beauty World - D21): Transacted Average S$2,450 – S$2,700 psf
• Clavon / Parc Clematis (Clementi Resale): Transacted Average S$2,050 – S$2,250 psf
• Faber Walk Residence (Projected RCR Launch): Projected Average S$2,100 – S$2,280 psf

Analytical Deduction: Launching new 99-year leasehold RCR inventory between S$2,100 and S$2,280 psf creates a compelling pricing arbitrage. Buyers can acquire brand-new, low-density construction at price parity with older secondary market condos in Clementi Town, while enjoying a S$200 to S$400 psf discount relative to new launches in Pine Grove and Beauty World.

4. Low-Density 1.4 Plot Ratio & Waterfront Low-Rise Enclave

Boutique Low-Rise Urban Massing: Governed by a Gross Plot Ratio of 1.4 and a strict 5-storey height limit, Faber Walk Residence avoids high-density vertical congestion in favor of a sprawling, resort-style masterplan. Spanning 2.58 hectares (~277,659 sq ft), the site accommodates 9 low-rise blocks spaced across lush landscape corridors.

Harmonious Transition with Faber Heights Landed Enclave: The 5-storey building envelope creates an aesthetic bridge between the adjacent landed houses of Faber Heights (comprising landed bungalows, semi-detached homes, and terraces) and the Sungei Ulu Pandan riverfront. The low building profile preserves natural sunlight, ventilation, and open sky views for both residents and surrounding landed homeowners.

Waterfront Integration & Biophilic Design: Over 150 meters of site frontage directly faces Sungei Ulu Pandan and the Ulu Pandan Park Connector. The architectural massing leverages this linear orientation:

• Direct Park Connector Side-Gate Access: Dedicated digital access gates allow residents to step directly onto the Ulu Pandan Park Connector for jogging, cycling, and walking toward Clementi Woods or the Rail Corridor.
• Biophilic Landscape Architecture: Central water courtyards, 50-meter lap pools, bio-ponds, and elevated forest canopy walkways integrate the natural river ecosystem directly into the residential compound.
• Basement Car Park Integration: Vehicular circulation is directed underground immediately upon entry, resulting in a 100% pedestrianized ground plane free of vehicular traffic.

5. Unit Typologies, Spatial Efficiency & Layout

Unit Mix & Target Demographic Allocation: Comprising 399 exclusive residential units across 9 blocks, Faber Walk Residence prioritizes functional, family-oriented space planning tailored for owner-occupiers, HDB upgraders from Clementi/Jurong, and landed estate right-sizers. The unit mix distribution model is detailed below:

• 2-Bedroom / 2-Bedroom + Study (approx. 630 – 780 sq ft): ~35% of inventory, optimized for young couples, small families, and yield-focused investors.
• 3-Bedroom Premium / 3-Bedroom + Study (approx. 920 – 1,120 sq ft): ~45% of inventory, serving as the core product tier for multi-generational families seeking school proximity.
• 4-Bedroom Family Suites (approx. 1,250 – 1,450 sq ft): ~15% of inventory, featuring wet/dry kitchen setups, utility/helper rooms, and wide living room balconies.
• 5-Bedroom / Luxury Penthouses (approx. 1,550 – 1,800 sq ft): ~5% of inventory, situated on the top floor with elevated ceiling heights catering to landed downgraders.

Zero Dead-Space Spatial Efficiency: Modern architectural floor plans eliminate oversized air-con ledges and redundant corridor spaces. Dumbbell layouts in 2-bedroom units maximize internal liveable area, while 3-bedroom and 4-bedroom configurations feature squarish, regular room footprints that accommodate queen-sized beds in all secondary bedrooms.

Cross-Ventilation & Natural Lighting: The low-rise 5-storey building profile allows for wider building separations. Units feature floor-to-ceiling glass windows and open balcony designs that promote natural cross-ventilation, reducing reliance on mechanical air conditioning during cooler evening hours.

6. Market Price Gap

Acute Faber Landed Enclave Supply Vacuum: The Faber Heights enclave is one of Singapore's most established landed residential zones. However, the immediate sub-zone has suffered from a lack of new private residential inventory for over a decade. Existing boutique condominiums in Faber Hills (such as Faber Crest, completed in 2001) are aging, creating pent-up demand among local residents looking for modern, full-facility developments within their immediate neighborhood.

Comparative Valuation Grid Across Clementi & West Coast Sub-Zones: To evaluate relative market value, the table below benchmarks the projected launch profile of Faber Walk Residence against active primary and secondary developments within a 2.5km radius:

Development Name	Location / Sub-Zone	Tenure	Transacted / Projected PSF Range	Completion Profile & Age
Faber Walk Residence	Faber Walk (D05)	99-Year Leasehold	S$2,100 – S$2,280 psf (Proj.)	New Launch (TOP 2030)
Clavon	Clementi Ave 1 (D05)	99-Year Leasehold	S$2,100 – S$2,300 psf	Modern Resale (TOP 2024)
Parc Clematis	Jalan Lempeng (D05)	99-Year Leasehold	S$2,050 – S$2,250 psf	Modern Resale (TOP 2023)
Whistler Grand	West Coast Vale (D05)	99-Year Leasehold	S$1,850 – S$2,050 psf	Modern Resale (TOP 2022)
Faber Crest	Faber Heights (D05)	99-Year Leasehold	S$1,250 – S$1,400 psf	Mature Resale (TOP 2001)

Analytical Deduction: The comparative grid illustrates a clear positioning tier. While high-density mega-developments near Clementi Central (such as Clavon and Parc Clematis) transact at S$2,050 to S$2,300 psf on the secondary market, Faber Walk Residence offers buyers brand-new, low-density 5-storey construction at similar price points, combining the tranquility of a landed enclave with modern architectural specifications.

7. Educational Catchment & Research/Technology Corridor Synergy

Elite Primary Educational Proximity: In Singapore's primary residential real estate market, location within the official Ministry of Education (MOE) Home-School Distance radius of premier primary schools serves as a major driver of capital liquidity and resale demand. Faber Walk Residence benefits from close spatial proximity to Clementi's premier educational belt:

• Primary Schools within 1km to 2km Radius: Nan Hua Primary School, Pei Tong Primary School, Qifa Primary School, and Clementi Primary School sit within short driving distances. Nan Hua Primary—one of Singapore's premier Special Assistance Plan (SAP) primary schools—represents a key educational attraction for young families.
• Secondary & Tertiary Educational Belt: Nan Hua High School, School of Science and Technology (SST), Anglo-Chinese Independent (ACSI), Anglo-Chinese Junior College (ACJC), National University of Singapore (NUS), Ngee Ann Polytechnic, and Singapore Polytechnic.

Research & Technology Employment Catchments: The development is strategically positioned to capture tenant demand and owner-occupier buyers from three major regional economic drivers:

• One-North Knowledge Hub (Biopolis, Fusionopolis, LaunchPad): Located 10 minutes away via the AYE, housing tech giants, biomedical research firms, and startup incubators.
• International Business Park (IBP) & Jurong Lake District: Situated 5 minutes west, housing regional headquarters for engineering, technology, and logistics firms.
• National University Hospital (NUH) & Health District: Located 8 to 10 minutes east, providing a steady stream of medical professionals and healthcare specialists.

8. Transit Infrastructure

Future Jurong Region Line (JRL) Synergy: The accessibility profile of Faber Walk will undergo a structural transformation with the completion of the Jurong Region Line (JRL) (targeted operational opening ~2028). The site sits within close proximity to future JRL stations, including Pandan Reservoir MRT Station and Jurong Town Hall MRT Station.

Strategic Transit Connectivity Matrix via JRL & East-West Line: Residents will enjoy seamless public transportation options connecting them to Singapore's core MRT grid:

• Clementi MRT Interchange (EW23 / CR11): Provides direct access to the East-West Line and the future Cross Island Line (CRL Stage 2).
• Jurong East MRT Interchange (NS1 / EW24 / JE5): 1 MRT stop via JRL, offering multi-line transfer to the North-South Line, East-West Line, and commercial malls (Jem, Westgate, IMM).
• Bona Vista MRT Interchange (EW21 / CC22): 2 stops east from Clementi, connecting directly to the Circle Line.

Vehicular Expressway Accessibility: For private transport operators, Faber Walk connects directly to Commonwealth Avenue West and the Ayer Rajah Expressway (AYE). Travel times to major employment hubs are highly efficient:

• Jurong Lake District (2nd CBD): 5 minutes drive.
• One-North Tech Hub: 8 to 10 minutes drive.
• Central Business District (Raffles Place / Marina Bay): 15 to 18 minutes drive via AYE.

Ulu Pandan Park Connector & Rail Corridor Network: The development features direct access to the Ulu Pandan Park Connector, allowing residents to walk or cycle uninterrupted along Sungei Ulu Pandan toward Buona Vista, the Rail Corridor, and the Jurong Lake Gardens ecosystem.

9. Jurong Lake District (JLD) & Clementi Nature Corridor Integration

Jurong Lake District (JLD) Expansion Mechanics: Under the URA Master Plan, Jurong Lake District is designated as Singapore's largest commercial hub outside the Central Business District. Positioned just east of JLD, Faber Walk Residence stands to absorb significant spillover housing demand as multi-national corporations, government agencies, and research institutes establish offices within the 120-hectare JLD precinct.

Clementi Nature Corridor & Green Transformation: The URA Master Plan prioritizes green infrastructure enhancements across the Clementi and West Coast planning areas. Key initiatives benefiting Faber Walk include:

• Sungei Ulu Pandan Canal Enhancement: Upgrading canal buffers into naturalized, biodiverse riverbanks featuring bioswales, rain gardens, and linear park connectors.
• Old Jurong Line Nature Trail: Converting historic railway spurs into green walking trails connecting the Rail Corridor directly to Jurong Lake Gardens.
• Enhanced Active Mobility Infrastructure: Expanding dedicated cycling pathways linking Faber Heights directly to Clementi Town Centre and the Jurong East commercial hub.

10. Benchmarking West Coast & Clementi Launches

To evaluate the competitive landscape for Faber Walk Residence, we compare the site against three benchmark developments across District 5 and District 21:

Project Name	District & Tenure	Land Rate (PSF PPR) / PSF Range	Plot Ratio & Density Profile	Key Differences & Market Positioning
Faber Walk Residence	D05 | 99-Yr Leasehold	S$900 / Projected S$2,100–S$2,280 psf	1.4 (Low-Rise 5 Storeys)	Low-density low-rise enclave along Sungei Ulu Pandan. Exclusive 399-unit layout.
Clavon	D05 | 99-Yr Leasehold	S$788 / Transacted S$2,100–S$2,300 psf	3.5 (High-Rise 37 Storeys)	High-density tower construction near Clementi MRT. High total unit count (640 units).
Pinetree Hill	D21 | 99-Yr Leasehold	S$1,318 / Transacted S$2,350–S$2,550 psf	2.1 (High-Rise 24 Storeys)	Located in Pine Grove enclave. Commands a ~12% to 15% price premium over Faber Walk.
Whistler Grand	D05 | 99-Yr Leasehold	S$800 / Transacted S$1,850–S$2,050 psf	2.8 (High-Rise 36 Storeys)	Located in West Coast Vale. Higher density with smaller unit footprints.

CMA Takeaways:

1. The Low-Density Density Dividend: Unlike high-density towers like Clavon and Whistler Grand (plot ratios 2.8 to 3.5), Faber Walk Residence operates at a low plot ratio of 1.4. Residents enjoy higher per-capita land area, lower lift-to-unit ratios, and superior privacy without paying a luxury prime price tag.
2. RCR Value Positioning: Compared to Pinetree Hill in Pine Grove (averaging S$2,400+ psf), Faber Walk Residence provides buyers with a brand-new RCR residential option at a ~15% entry price discount, appealing to cost-conscious family buyers seeking modern full-facility living.

11. Target Buyer Demographics, Rental Yield Modeling & Exit Liquidity

Core Buyer Demographic Segments: Demand for Faber Walk Residence is expected to originate primarily from three key buyer profiles:

• Faber Heights Landed Estate Right-Sizers: Wealthy homeowners residing in Faber Hills, Faber Drive, and Faber Park seeking to downsize into single-level luxury apartments with lift access and condo security in their familiar neighborhood.
• Clementi & Jurong HDB Upgraders: Local families upgrading from matured HDB flats in Clementi Central, West Coast, and Jurong East looking for private RCR homes near top primary schools.
• One-North & IBP Corporate Professionals: Senior research scientists, tech executives, and medical professionals from NUH seeking short, stress-free commutes.

Rental Yield Performance & Projections: Given its proximity to International Business Park, One-North, and NUS, rental demand across 2-bedroom and 3-bedroom units is projected to remain active. Estimated rental metrics are detailed below:

Unit Typology	Square Footage Range	Projected Monthly Rent (S$)	Estimated Gross Rental Yield (at S$2,160 PSF)
2-Bedroom / 2-Bed + Study	~630 – 780 sq ft	S$3,800 – S$4,500	3.3% – 3.7%
3-Bedroom Premium	~920 – 1,120 sq ft	S$5,200 – S$6,200	3.1% – 3.5%
4-Bedroom Family Suite	~1,250 – 1,450 sq ft	S$6,800 – S$8,000	3.0% – 3.4%
5-Bedroom / Penthouse	~1,550 – 1,800 sq ft	S$8,800 – S$10,500	2.9% – 3.3%

Holding Horizon & Exit Strategy: Buyers should align their investment strategy around a 5-to-8-year holding period post-TOP. Exiting within this window allows owners to capitalize on the operational completion of the Jurong Region Line (~2028), the ongoing expansion of the Jurong Lake District commercial core, and steady resale demand from local upgraders.

12. Risk Matrix and Sensitivity Stress-Testing

Risk Identification & Evaluation: Prior to committing capital, prospective buyers should evaluate key market risks and downside factors associated with the site.

Risk Vector	Impact Level	Analytical Mitigation & Market Reality
Distance to Operational MRT Lines	Moderate	Mitigated by future Jurong Region Line (JRL) station openings (~2028) and shuttle/bus feeder connections to Clementi MRT Interchange.
60% Foreign Buyer ABSD Headwind	Low	District 5 low-rise enclaves are heavily backed by local Singaporean owner-occupiers and HDB upgraders, minimizing reliance on foreign buyer capital.
Suburban RCR Supply Pipeline	Moderate	The strictly limited 1.4 plot ratio caps total site yield at 399 units, insulating Faber Walk from mega-project inventory absorption risks.
Interest Rate & TDSR Sensitivity	Moderate	All buyers are stress-tested under MAS TDSR guidelines at a 4.0% interest rate, ensuring resilient balance sheets across the owner-occupier base.