Located at the foothills of the Bukit Timah Nature Reserve, The Reserve Residences is thoughtfully curated and features a dynamic blend of residential, retail, serviced residences, community and public spaces; a well-integrated urban community node in Jalan Anak Bukit that will contribute to the vibrancy of the existing precinct.
(Government Land Sales)
The Urban Redevelopment Authority (URA) launched The Reserve Residences site at Jalan Anak Bukit for sale under the Government Land Sales program (GLS) on June 30, 2020. The site was on the URA confirmed list of the H1 2020 GLS. The tender’s closing date was extended from the original closing date of March 30 to June 29, 2021. This was due to the site being put up for tender under a dual-envelope tender system. In a dual-envelope GLS tender, bidders submit their concept proposals and tender prices in separate envelopes. Only concept proposals which are shortlisted go on to the second stage, which is based on price.
The strategic location of The Reserve Residences at the Jalan Anak Bukit GLS site which is in the Beauty World and Bukit Timah/ Dunearn Road precinct attracted strong bidding from some of Singapore’s big boys developers. The bidders included Wing Tai Holdings which teamed up with Mercatus Commercial Trust (which is linked to Mercatus Co-operative) to submit a bid of S$1.011 billion. Allgreen Properties partnered with Kerry Properties to submit a bid of S$808.99 million. Three separate bids were received from Far East Organization (FEO) and Sino Group.
The URA awarded The Reserve Residences site at Jalan Anak Bukit to Far East Organization and Sino Group, who jointly submitted the highest bid of around S$1.028 billion among the three shortlisted tenderers. This works out to S$989.4 per square foot (psf) based on the maximum gross floor area (GFA) of 96,555 square metres (sq m). The concept proposal of The Reserve Residences from FEO is compelling in its well-considered site planning, design response to tropical climate and integration of the various uses and public spaces, according to URA’s statement.
Accessibilty & Connectivity
The plush 3.22 ha, 99-year leasehold The Reserve Residences site is located at the junction of Upper Bukit Timah Road and Jalan Jurong Kechil, making it a prominent landmark in future with great accessibility.
The Reserve Residences, a mixed-use development will have an integrated transport hub with a bus interchange on the second storey, with civic and commercial spaces across the first three storeys. The new Beauty World bus interchange will have an underground pedestrian link connected to Beauty World MRT Station on the Downtown Line.
The Reserve Residences is also well connected to the major expressways PIE/BKE via Jalan Jurong Kecil and towards AYE via Clementi Road. Travelling to and from The Reserve Residences is a breeze with great connectivity and accessibility either by public transportation or driving.
With Bukit Timah Nature Reserve as its' backdrop, The Reserve Residences provide an attractive living environment that promotes an active lifestyle with nature. A series of at-grade and above-grade pedestrian network that is barrier-free and pedestrian-friendly will provide comfortable walking experience and seamless connection from The Reserve Residences to the surrounding nature reserves and amenities.
The Reserve Residences is strategically located within the heart of Beauty World, at the junction of Upper Bukit Timah Road and Jalan Jurong Kechil. At the 7th Mile along Bukit Timah Road, one of Singapore’s oldest arterial roads, the Beauty World precinct has since evolved from a local village centre, to an urban village with 2-storey shophouses lining Cheong Chin Nam Road, Chun Tin Road and Jalan Jurong Kechil, and high-rise shopping centres along Upper Bukit Timah Road. Today, the area offers a variety of retail and food choices within close proximity to Beauty World MRT Station.
Located within one of Singapore’s endearing identity nodes, Beauty World is envisioned as a green urban village that will serve as the centre of community life and the southern gateway into Bukit Timah’s nature attractions. The completion of the Coast-to-Coast trail and upcoming completion of the Rail Corridor and Rifle Range Nature Park, will spur rejuvenation and inject vibrancy into the area. These nature-based projects will be complemented by public and private development projects that will also contribute to the area’s rejuvenation.
Other than future developments, a key part of the rejuvenation plan is to enhance overall pedestrian experience and connectivity of Beauty World, especially along Upper Bukit Timah Road. This includes a series of at-grade, above-grade and underground pedestrian networks to connect developments to transportation nodes, as well as to nearby nature attractions. Cycling paths will also be introduced as part of the comprehensive cycling network to connect the area to the existing Park Connector Network and Rail Corridor.
Located next to Beauty World MRT Station, The Reserve Residences is envisaged as a distinctive and attractive mixed-use development with an integrated transport hub that enhances the identity of Beauty World as an urban green village with excellent public transport connectivity. Besides the integrated transport hub, complementary uses such as residential, retail, food and beverage, and other compatible uses are envisaged to be included as part of The Reserve Residences. This will add to the diversity of amenities and contribute to the vibrancy of the area.
Set against the backdrop of Bukit Timah Hill, The Reserve Residences shall be lushly landscaped to heighten the overall sense of greenery in the area and include an attractive living environment that promotes an active lifestyle with nature. A seamless pedestrian network shall be provided to enhance pedestrian experience and walkability from surrounding developments and transportation nodes to the nature attractions.
Given the site context and the land size of The Reserve Residences, there are opportunities for Far East Organization to explore innovative building typology of appropriate form and scale for the development that responds sensitively to Bukit Timah Hill and the neighbouring developments.
Beauty World is envisioned to be a green urban village. To heighten the overall sense of greenery in the area, The Reserve Residences shall be designed to achieve the vision of a lushly landscaped development, with greenery that is visible from the street level.
The Reserve Residences will include Landscape Replacement Areas (LRAs) equivalent in area to the site area. Within these Landscape Replacement Areas, a minimum of 50% of the area is to be used for softscape (permanent planting), and the remaining areas can be used for hardscape in compliance to the prevailing Landscape Replacement Areas Guidelines in Strategic Areas for the computation of LRAs.
The Reserve Residences will also include a meaningful and contiguous landscaped area that is accessible for public use as set out in Condition 8.4 of the Conditions and Requirements of Relevant Competent Authorities and Public Utility Licensees.
A minimum of one level of sky terrace above the Mid-Rise Zone of The Reserve Residences, as shown in the Sectional Elevation, is to be provided.
The Reserve Residences developer will also provide balconies, roof terraces and roof gardens that are lushly landscaped, and vertical greenery within the development. These areas are to be integrated as part of the overall form and architectural treatment of the building. The vertical greenery shall be visible from the street level, especially on the façade of the proposed development fronting Upper Bukit Timah Road.
The prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act on the GFA exemption of sky terraces and roof gardens as well as the provision of additional GFA for balconies will apply.
Given the prominent location of The Reserve Residences, the roof areas of the condominium are considered as the “fifth” elevation and designed to be fully integrated with the overall building form, massing and architectural treatment of the development.
To contribute to the sense of pervasive greenery along Upper Bukit Timah Road and Jalan Jurong Kechil, the roof areas within the Mid-Rise and Low-Rise Zones of The Reserve Residences are to be designed as landscaped roof gardens.
To ensure that the roof areas are well-designed and attractive when viewed from the surrounding developments, all service areas, mechanical and electrical (M&E) equipment, water tanks, etc., are to be located within and fully integrated into the building envelope and be visually well-screened from the top and all sides of The Reserve Residences, subject to the prevailing screening guidelines for M&E services.
Given its location at the junction of Upper Bukit Timah Road and Jalan Jurong Kechil, The Reserve Residences will include an attractive and delightful entrance plaza at the first storey.
The entrance plaza of The Reserve Residences will be unenclosed, sheltered, double-volume in height and of a minimum 350 m2 in size. It will be located directly next to the entrance to the Underground Pedestrian Link (UPL) to create a welcoming and attractive space for commuters arriving from the UPL of the MRT station and at-grade signalised crossing.
A seamless, barrier-free and sheltered pedestrian connection will also be provided between the entrance plaza and Bukit Timah Plaza. The entrance plaza will be designed to be kept free of structures, remain unobstructed and accessible for public use at all times.
The proposed development shall include a direct and legible at-grade, above-grade and below-grade pedestrian network to facilitate pedestrian movement from the proposed development and the Bus Interchange, to the adjacent developments, MRT Station, bus stop and surrounding nature attractions.
The pedestrian network within the proposed development shall be kept free of structures, remain unobstructed and accessible for public use, without any hindrance or obstruction, to the satisfaction of the Authority and the relevant Competent Authorities. They are not to be used for other uses (e.g. commercial use) and no temporary or permanent structures shall be allowed to be erected within these areas.
Due to the undulating terrain of the site, a seamless and barrier-free sheltered pedestrian network shall be provided to facilitate pedestrian and commuter movement through the various uses and levels of the proposed development. The requirements for the pedestrian network are as follows:
The Reserve Residences will have a minimum 3.0 m clear width pedestrian link that is well-integrated and contiguous with the overall design. The proposed pedestrian link will be designed to:
Connect between the Pedestrian Overhead Bridge (POB) across Upper Bukit Timah Road, the Bus Interchange on the upper ground level, and the at-grade junction of Jalan Anak Bukit and Jalan Jurong Kechil, as shown in the Control Plans;
Over-cross the vehicular access points along Jalan Jurong Kechil; and
Be kept free of structures, remain unobstructed and accessible for public use during the operation hours of The Reserve Residences.
The developer will design the pedestrian link to be lushly landscaped and externalised for clear wayfinding. Any level differences shall be accommodated with ramps, wherever possible.
The detailed alignment of the pedestrian link as shown in the Control Plans is indicative only. The Authority and the relevant Competent Authorities will review the extent and alignment of the pedestrian link at the formal submission stage, in relation to the detailed design of The Reserve Residences.