1. Location

Planning Area Context & Micro-Enclave Geography: The Faber Walk residential land site occupies a unique spatial position within the Clementi Planning Area (Faber Subzone) in District 05. Extending along Faber Walk and Faber Drive, the site is directly bounded by the low-density Faber Hills landed estate—a mature landed housing enclave comprising exclusive high-value semi-detached houses and bungalows. This orientation guarantees an unblocked spatial buffer along the project’s southern and western edges, ensuring that residents in higher-floor units retain unencumbered views over green tree-canopy horizons rather than facing high-density concrete walls.

Waterfront Park Connector & Green Network Integration: Running parallel along the eastern border of the site is the Sungei Pandan river channel and the associated Sungei Pandan Park Connector network. This direct riverfront frontage provides immediate recreational access for residents connecting directly to the Pandan Reservoir toward the south and the broader Western Adventure Loop of the Park Connector Network (PCN). Furthermore, the nearby Old Jurong Line Nature Trail provides natural biodiversity corridors that enhance the ecological tranquility of the immediate neighborhood.

Acoustic Buffering & Arterial Connectivity: While situated in a tranquil residential cul-de-sac along Faber Walk, the land parcel benefits from efficient vehicular access to the Ayer Rajah Expressway (AYE) via Clementi Avenue 6 and Jalan Faber. The physical separation created by the Faber Hills landed houses and surrounding green park buffers shields the interior living spaces of Faber Residence from major vehicular road traffic noise while allowing motorists to join the AYE in under three minutes for rapid westbound transit toward Jurong or eastbound transit toward Mapletree Business City and the Central Business District (CBD).

2. GLS Land Tender

The November 2024 Government Land Sales Tender: The competitive tender for the Faber Walk site closed in late 2024 under the Urban Redevelopment Authority (URA) GLS Confirmed List program. A joint venture comprising GuocoLand Limited, Intrepid Investments (a wholly owned subsidiary of Hong Leong Holdings), and TID Residential submitted the winning bid of S$349,858,000. Measured against the site's maximum permissible Gross Floor Area (GFA) of 36,114 square meters (~388,728 sq ft), the acquisition price translates to an effective land rate of S$900 per square foot per plot ratio (psf ppr).

Strategic Pricing Context in Rest of Central Region (RCR): Acquiring prime RCR residential land at S$900 psf ppr represents significant land acquisition discipline when evaluated against historical land sales across District 05 and adjacent suburban sectors over recent years:

• Clementi Avenue 1 GLS (Clavon site): Awarded at S$788 psf ppr in 2019 under previous market cycle conditions.
• Clementi Avenue 1 GLS (Elta site): Awarded at S$1,250 psf ppr in 2023, reflecting a 38.8% land rate premium over the Faber Walk site due to its higher plot ratio (3.5).
• Pine Grove GLS Parcel A (Nava Grove site): Awarded at S$1,318 psf ppr in 2022.
• Pine Grove GLS Parcel B site: Awarded at S$1,223 psf ppr in 2023.

Land Rate Discount Mechanics: The lower plot ratio of 1.4 for the Faber Walk parcel naturally requires a lower per-square-foot land rate to offset the structural absence of high-density unit scaling. Securing the land at S$900 psf ppr provides the GuocoLand-Hong Leong consortium with a robust financial margin of safety. This enables the developers to deliver high-specification architectural finishing, extensive landscaping infrastructure, and generous floor plate dimensions while maintaining a highly competitive end-launch retail price baseline below S$2,300 psf.

3. GuocoLand, Hong Leong & TID Master-Placemaking

Consortium Profile & Corporate Synergies: The development of Faber Residence unites three of Singapore’s most established real estate developers. GuocoLand Limited brings its recognized expertise in biophilic design, green architecture, and luxury residential placemaking (evident in flagship developments such as Martin Modern, Midtown Modern, Lentor Modern, and Lentor Mansion). Hong Leong Holdings and TID Residential contribute significant corporate balance sheet strength, localized development experience, and execution capabilities across major Singapore precincts.

Green Loan Execution & Financial Balance Sheet Security: In early 2025, the joint venture secured a S$367.1 million green loan facility provided jointly by OCBC Bank and DBS Bank to fund the land acquisition and construction phase of Faber Residence. The green financing structure mandates strict environmental standards, ensuring the project adheres to the Building and Construction Authority’s (BCA) Green Mark Platinum (Super Low Energy) certification standards. For home buyers and institutional investors, this financial backing ensures zero developer completion risk, high-quality building execution, and long-term energy efficiency savings.

GuocoLand’s Signature Biophilic Architecture Mandate: P&T Consultants Pte. Ltd., serving as the appointed architectural practice, has integrated GuocoLand's signature grand lawn and botanical garden layout into the site design. Rather than erecting dense, towering residential structures, the consortium has prioritized low-rise massing, extensive water features, and preserved natural green buffers that blend seamlessly into the Sungei Pandan river corridor.

4. Low-Density Master Planning & Biophilic Architecture

Low-Density Density Advantage: Under the URA Master Plan, residential land is categorized across various Gross Plot Ratios ranging from 1.4 up to 8.4+. A plot ratio of 1.4 represents the absolute lowest density classification for non-landed private residential development in Singapore. Compared to typical high-density RCR projects operating at plot ratios of 2.8 or 3.5 (where 20- to 40-storey towers house 600 to 1,000+ units on a similar land footprint), Faber Residence spreads just 399 units across 277,659 square feet of land.

Architectural Massing & Spatial Breakdown:

• Building Height Envelope: Strictly capped at 5 storeys across 9 distinct residential blocks, preserving human-scale living.
• Site Coverage Ratio: Low building footprint footprint allows over 70% of the total land area to be dedicated to lush botanical landscaping, swimming pools, clubhouse facilities, and open green lawns.
• Cross-Ventilation & Daylight Maximization: The low-rise, linear block arrangement prevents units from overshadowing one another, optimizing natural airflow off the Sungei Pandan river channel and providing consistent natural daylight throughout all living spaces.

Unit Distribution & Typology Hierarchy: The 399 units are thoughtfully proportioned across diverse buyer requirements, prioritizing spatial generosity over micro-unit configurations:

Unit Typology	Approx. Floor Area (SQFT)	Target Buyer Profile
2-Bedroom Standard / Compact	646 sq ft	Young couples, investors, small families
3-Bedroom Standard / Premium	797 – 1,033 sq ft	Owner-occupier families, primary school pursuers
4-Bedroom Standard / Luxury	1,119 – 1,270 sq ft	Multi-generational families, landed estate downsizers
5-Bedroom & Dual-Key Units	1,485 sq ft	High-net-worth buyers, multi-gen co-living setup

5. Jurong Lake District (JLD) & One-North Integration

Strategic Mid-Point Positioning: Faber Residence sits at the geographical nexus of Singapore’s two major Western economic engines: the Jurong Lake District (JLD) to the west and the One-North Knowledge & Tech Hub to the east. This positioning establishes a dual-engine rental and resale capital appreciation thesis.

The Jurong Lake District (JLD) Regional Gateway Catalyst: Located less than a 5-minute drive or 2 MRT stops away, JLD is undergoing transformation into Singapore's largest business district outside the central city grid, projected to generate over 100,000 new jobs across commercial, technology, and sustainability sectors over the next two decades. As regional headquarters establish footprints within JLD, business executives seeking serene, low-density residences outside the high-rise commercial core will naturally look to the adjacent Faber Hills and Faber Walk residential precincts.

The One-North & Science Park Innovation Hub Alignment: Situated 8 minutes to the east along the Ayer Rajah Expressway or East-West MRT Line lie One-North (Biopolis, Fusionopolis, Mediapolis) and the Singapore Science Park. These research nodes employ over 50,000 biomedical scientists, software engineers, and tech entrepreneurs. Faber Residence provides an appealing residential alternative for senior professionals working at One-North who prefer quiet, riverfront low-rise apartments over congested urban studio projects.

Jurong Innovation District (JID) & Tuas Mega Port Synergy: Further west, the progressive development of the Jurong Innovation District (advanced manufacturing) and the fully consolidated Tuas Mega Port continues to pull corporate leadership into the western region, bolstering long-term housing demand in established residential enclaves like District 05.

6. Clementi MRT (EW23) & Jurong Town Hall MRT (JRL)

Rapid Transit Connectivity Breakdown: While designed as an exclusive low-density enclave, Faber Residence offers convenient multi-modal transit links across Singapore’s MRT network:

• Clementi MRT Station (EW23 - East-West Line): Located approximately 1.2 kilometers from the development (a 3-minute feeder bus ride or short cycle along the Park Connector). From Clementi Interchange, commuters enjoy direct 9-minute rail connection to One-North (CC23 / EW21 Buona Vista), 12 minutes to Jurong East (EW24 / NS1), and 18 minutes to Raffles Place CBD (EW14).
• Jurong Town Hall MRT Station (JRL - JE6, Opening 2028): Located approximately 900 meters to the west along the Jurong Region Line extension. Once operational in 2028 (prior to Faber Residence's 2029 TOP), this line provides direct orbital connectivity throughout Jurong East, NTU, and the Jurong Innovation District.
• Integrated Bus Services: Feeder bus loops operating along Faber Walk and AYE connect residents directly to Clementi Bus Interchange, Grantral Mall, and Clementi Mall.

Vehicular Arterials & Highway Accessibility: Motorists enjoy seamless vehicular routing. Access to the Ayer Rajah Expressway (AYE) via Clementi Ave 6 allows rapid driving routes:

• One-North / Science Park: 6 to 8 minutes' drive via AYE eastbound.
• Jurong Lake District (JLD): 5 minutes' drive via AYE westbound.
• Mapletree Business City (MBC) & VivoCity: 10 to 12 minutes' drive.
• Central Business District (Raffles Place / Marina Bay): 14 to 16 minutes' drive outside peak rush hours.

7. Nan Hua Primary, Tertiary Institutions & MOE Radius Mapping

Primary School Priority Radius Mechanics: In Singapore's residential property market, proximity to top-tier primary schools under the Ministry of Education's (MOE) primary school registration framework serves as a major driver of capital value retention and resale liquidity. Faber Residence benefits from its location within established educational zones:

• Nan Hua Primary School: Located within a short driving and transit distance. Recognized as one of Singapore's elite Special Assistance Plan (SAP) co-educational primary institutions, proximity to Nan Hua generates continuous home-buyer demand from families prioritizing academic excellence.
• Clementi Primary School: Located nearby within the 1km to 2km priority registration zone.
• Qifa Primary School: Situated within close proximity along West Coast Road, providing excellent primary options for young families.

Proximity to the Western Tertiary & Knowledge Belt: Beyond primary institutions, District 05 is widely recognized as Singapore's preeminent tertiary educational corridor. Faber Residence is situated within a 5- to 10-minute transit radius of world-class academic institutions:

• National University of Singapore (NUS): Asia's premier university, enrolling over 40,000 undergraduate and postgraduate students and employing thousands of faculty members.
• Singapore Polytechnic (SP): Located directly adjacent to Clementi MRT station.
• Ngee Ann Polytechnic (NP): Accessible via Clementi Road.
• Anglo-Chinese School (Independent) & ACJC: Prominent secondary and pre-university institutions located along Dover Road.
• United World College of South East Asia (UWCSEA - Dover Campus): A major international school attracting high-income expatriate families.

8. Residual Valuation & Launch Margin Modeling

Developer Cost Line-Item Breakdown: To establish an institutional financial model for Faber Residence, land acquisition costs, construction expenditures, professional fees, regulatory development charges, and interest financing charges are factored into a detailed residual valuation pro-forma.

Financial Cost Line Item	Cost Projection (PSF PPR / Total)	Proportional Share (%)
Land Acquisition Cost (GLS Tender)	S$900 psf ppr (S$349.86M total)	56.1%
Construction & Architectural Engineering Costs	S$420 – S$460 psf ppr (High specification & green standards)	27.4%
Professional Fees (Architectural, Legal, QS)	S$45 – S$55 psf ppr	3.1%
Financing Charges & Green Loan Interest	S$70 – S$85 psf ppr	4.8%
Marketing, Commissions & Sales Overheads	S$65 – S$80 psf ppr	4.5%
Regulatory Fees & Land Prep Contingencies	S$50 – S$65 psf ppr	4.1%
Total Projected Developer Break-Even	S$1,550 – S$1,680 PSF PPR	100.0%

Target Retail Launch Price Modeling: Incorporating standard property developer target profit margins of 18% to 22% for suburban/RCR residential developments, prospective launch pricing scenarios are modeled as follows:

• Baseline Conservative Launch Entry: S$2,050 – S$2,150 psf (Achieving an ~18% profit margin; highly attractive entry pricing for RCR new launch stock).
• Target Average Launch Range: S$2,180 – S$2,280 psf (Expected benchmark average across standard 2-Bedroom and 3-Bedroom units).
• Premium Pool-Facing & Waterfront Units: S$2,300 – S$2,420 psf for choice ground-floor garden units, top-floor penthouses, or direct riverfront 4-Bedroom and 5-Bedroom layouts.

9. Comparative PSF Benchmarking

Market Price Positioning: Evaluating Faber Residence against both established resale projects and newly launched developments within District 05 reveals an advantageous price gap, particularly when comparing density, plot ratio, and unit exclusivity.

Comparative Project Metrics Table:

Project Name	Tenure / Plot Ratio	Total Units / Density	Transacted PSF Range (2024-2026)
Faber Residence	99-Year / Plot Ratio 1.4	399 Units (Low-Rise 5-Storey)	S$2,100 – S$2,250 psf (Projected Launch)
Elta (Clementi Ave 1)	99-Year / Plot Ratio 3.5	~500 Units (High-Rise 38-Storey)	S$2,380 – S$2,580 psf (New Launch)
Clavon (Clementi Ave 1)	99-Year / Plot Ratio 3.5	640 Units (High-Rise 37-Storey)	S$2,100 – S$2,350 psf (Sub-Sale / Resale)
The Clement Canopy	99-Year / Plot Ratio 3.5	505 Units (High-Rise 40-Storey)	S$1,950 – S$2,180 psf (Resale)
Whistler Grand (Faber Area)	99-Year / Plot Ratio 2.8	716 Units (High-Rise 36-Storey)	S$1,850 – S$2,080 psf (Resale)
Nava Grove (Pine Grove)	99-Year / Plot Ratio 2.1	552 Units (Mid-Rise 24-Storey)	S$2,350 – S$2,600 psf (New Launch)

Valuation Synthesis & Arbitrage Analysis: While neighboring high-density new launches like Elta and Nava Grove transact at averages between S$2,380 and S$2,580 psf, securing a low-density, 5-storey biophilic home at Faber Residence at S$2,100 to S$2,250 psf offers buyers an immediate valuation discount of S$200 to S$300 psf. Buyers acquire lower density, greater land share per unit, and direct park connector access at a lower absolute quantum.

10. Tenant Profiles, Rental Yield Projections & Risk Assessment

Target Expatriate & Local Tenant Profiles: Rental demand for units at Faber Residence will be anchored by three distinct high-earning tenant pools:

• One-North & Science Park Tech Executives: Software engineers, biopharmaceutical researchers, and multinational executives seeking quiet residential living within an 8-minute commute to Buona Vista and One-North.
• Tertiary Academic Faculty & Medical Specialists: Senior professors, researchers, and specialists attached to NUS, National University Hospital (NUH), and nearby polytechnics.
• JLD & Corporate Regional Leaders: Senior management personnel working within the expanding commercial centers of Jurong East and International Business Park (IBP).

Gross Rental Return Projections: Based on current lease transactions across modern District 05 developments, rental yields at Faber Residence are projected as follows:

• 2-Bedroom Units (646 sq ft): Projected rent: S$3,600 – S$4,200/month (~S$5.50 – S$6.50 psf pm). Projected Gross Yield: 3.5% – 3.8%.
• 3-Bedroom Units (797 – 1,033 sq ft): Projected rent: S$4,800 – S$5,800/month (~S$5.20 – S$5.80 psf pm). Projected Gross Yield: 3.3% – 3.6%.
• 4-Bedroom Units (1,119 – 1,270 sq ft): Projected rent: S$6,200 – S$7,500/month (~S$5.00 – S$5.50 psf pm). Projected Gross Yield: 3.2% – 3.5%.

Strategic Risk Matrix & Mitigating Factors:

• Distance to MRT Station: Faber Walk is located ~1.2km from Clementi MRT, requiring a short feeder bus ride or cycle. However, this is mitigated by the upcoming Jurong Town Hall MRT station (JRL, 2028), dedicated shuttle bus provisions, direct Park Connector access, and the high proportion of car-owning families attracted to low-density enclaves.
• Resale Competition from High-Rise Stock: The surrounding Clementi submarket contains several large-scale high-rise developments. However, Faber Residence differentiates itself through its Plot Ratio 1.4 low-rise exclusivity, capturing buyers who specifically avoid high-density 40-storey towers.