|PROJECT NAME:||South Beach Residences|
|ADDRESS:||28 Beach Road|
|DEVELOPER:||South Beach ConsortiumJoint venture City Development Limited & IOI Group|
|ARCHITECT:||Foster + Partners in collaboration with Aedas Pte Ltd|
Ultra Luxury Residences / Grade A Office / Retail / 5 Star Hotel
|TENURE:||99 years leasehold|
|LAND SIZE:||Approx. 34,959 sqm|
|NO. OF UNITS:||190 units|
|UNIT TYPE:||2 bedroom (968sf ~ 1647sf) 88 units3 bedroom (1733sf ~ 2260sf) 61 units4 bedroom (2282sf ~ 2627sf) 35 units3 bedroom Penthouse (3581sf ~ 5048sf) 3 units4 bedroom Penthouse (4127sf ~ 5629sf) 2 units5 bedroom Penthouse (5768sf) 1 units|
* All sizes above are preliminary and subject to final survey
South Beach is a mixed-use development, strategically located on Beach Road bordering Singapore’s Central Business District. A joint venture between City Developments Limited and IOI Group, it will seamlessly blend the four historic buildings on site with two new towers to feature offices, luxury residences, a designer hotel, retail spaces and an exclusive membership club. With a distinctive design including a state-of-the-art environmental canopy, South Beach has already won two green mark platinum awards and is set to be the new defining structure in Singapore’s vibrant skyline.
Occupying an entire city block between the Marina Center and the Civic District, the scheme will create a 150,000 square meter eco-quarter in downtown Singapore that continues the Singaporean ideal of the ‘city in a garden’ with its lush planting and sky gardens. A generous canopy protects the public realm at ground level, buffering the spaces beneath from the extremes of the tropical climate. Above the canopy rises a vertical city of clustered towers.
The scheme incorporates commercial, residential, retail and two high end hotels, as well as a direct ‘green’ link to an MRT station. Offering a light and comfortable environment, Beach Road will provide an exemplar sustainable quarter for Singapore. The design has the potential to achieve the Green Mark Platinum Rating.
The canopy is articulated by ribbon-forms that flex above the primary circulation routes and public spaces and dip near the edges – reflecting the changes of use beneath it. The ribbons rise up the exposed east and west elevations of the towers where they form a series of vertical louvres. These filter the sun and provide a framework for the planting which will transform the towers into a series of vertically linked green spaces. The buildings’ forms and slanted facades are oriented to catch the prevailing winds and direct air flow down to cool the ground level spaces.
To lock the scheme into its context four existing structures are conserved and opened to the city as public buildings. The primary axis of the scheme is a new street which is crossed at key points to encourage circulation through shops and cafés. The scheme will provide a new civic destination for Singapore.
- Over 500,000 sq. ft. of prime Grade A office space in the north tower
- Over 85,000 sq. ft. of dedicated retail space spread over the entire development
- Approximately 190 units of premium residential space in the south tower
- Luxury hotel with 651 keys in the south tower
- Designed by Foster + Partners, leading London based architects
- Designed to the Building & Construction Authority (BCA) Green Mark Platinum standard with the key feature of the design being the large canopy which acts as an environmental filter, covering the open spaces and providing shelter throughout the entire length of the development
- Fully sheltered driveways plus individual drop-off points for both the north and south towers
- Direct underground link to Esplanade MRT station and City Hall Interchange
- Future link bridge to Suntec City Mall
- 15 minutes drive to/from Changi International Airport
The key architectural concept for South Beach is to adopt an environmental design and green technology to create a distinctive, high-quality development that will fit in seamlessly with Singapore’s tropical climate and urban contect
The key feature of the design is the canopy that covers the open spaces, linking the conservation buildings with the two towers. The canopy acts as an environmental filter, providing shelter from the elements and drawing air currents to cool the area beneath it. The canopy continues and rises skywards up the facades of the towers
South Beach will be the first intergrated project by Foster + Partners in Singapore. Some notable office buildings designed by the team include the HSBC headquarters. Hong Kong, St Mary Axe, Siss Re Headquarters, London and Hearst Tower New York to name a few.
Sustainable Green Features
- Dynamic and wavy form of canopy is engineered to perform various environmental functions – filtering and reducing heat gain, encouraging ventilation flow for thermal comfort, providing rain protection, maximizing natural daylight to reduce artificial lighting whilst filtering out solar glare and integration of solar thermal panels to harness heat energy
- A pedestrian “green axis” extends from the circulation spine beneath the canopy through several tiered landscaped platforms
- Rainwater will be collected off the towers and the canopy for irrigation purposes
- Use of energy-efficient, water-efficient fixtures and fittings
- Provision of extensive greenery to reduce urban heat island effect
- Bicycle racks to encourage reduced use of automotive vehicles
South Beach’s iconic architecture is designed with the idea of blending innovative form with environmentally sustainable design to create a distinctive, high-quality development that fits in well with Singapore’s tropical climate and urban context. One of South Beach’s stand-out eco features is the microclimatic canopy that runs the entire length of the development. The canopy which is engineered to harvest rainwater and fitted with photovoltaic cells to convert solar energy into electricity, serves an added purpose of providing pedestrians beneath it with a naturally ventilated shelter from the worst of the city’s tropical climate.
Winner of two Green Mark Platinum Awards, the development’s green efforts are further supported by its good orientation, high performance glass façade and extensive sky gardens which help to absorb heat and maintain a high level of thermal comfort throughout the day. In addition, energy and water efficient fittings and certified green label building materials all contribute to South Beach’s commitment to being one of Singapore’s greenest developments.
As a resident of South Beach, the much treasured balance between work and leisure is part of the many perks of living here with the more than impressive array of facilities and amenities flanking the development. Ranging from international dining and shopping hotspots to iconic structures such as Marina Bay Sands Integrated Resort, National Art Gallery, Esplanade Theatres on the Bay, Asian Civilisation Museum, the Padang and the recently opened Gardens by the Bay, the neighbourhood is always abuzz with activity and entertainment.
Residents are able to enjoy the excellent connectivity offered by the development with its direct links to Esplanade MRT station and City Hall MRT Interchange. Through an extensive network of arterial roads and expressways Singapore’s prime business hub -comprising Raffles Place and the Marina Bay Financial Centre- can be reached in a mere five minutes, while Orchard Road and Changi Airport are under 15 minutes away.
South Beach Residences, located in the upper half of the South Tower of the development comprises 190 elegantly designed residential units and penthouses from levels 23 to 45. The luxurious residences command 360 degree panoramic and unsurpassed views sweeping across Marina Bay all the way through to the CBD skyline, and the Orchard shopping district.
Residents are provided with an alternative venue for entertaining guests at either of the two luxurious sky gardens which have exclusively been designed by world renowned French designer, Philippe Starck, to infuse contemporary style with ecological design. Adding to the glamour of South Beach Residences, each unit is detailed with only the finest finishes and a fully equipped kitchen fitted with high end state-of the-art appliances that guarantee long term quality and efficiency. The lavishly spaced elite residential apartments promise each of their residents a new living experience which will redefine the concept of inner city living to world class standards.
Grade A Offices
Private Members' Club
South Beach Residences Floor Plans will be available from the developer soon.
Please contact us for more information.
City Developments Limited
City Developments Limited (CDL) has been Singapore’s property pioneer since 1963. It is a Singapore listed international property and hotel conglomerate involved in real estate development and investment, hotel ownership and management, facilities management and the provision of hospitality solutions.
With an extensive network of more than 400 subsidiaries and associated companies under its wings, the Group currently owns and manages a solid portfolio of residential and investment properties, including hotels. CDL’s network spans 88 locations across 25 countries, including Asia, Europe, the Middle East, North America and New Zealand/Australia. Its China division and wholly-owned subsidiary, CDL China Limited, has been strategically making inroads in China’s key cities. CDL has also established a real estate platform in the United Kingdom which focuses on acquisitions of real estate in Greater and Central London for development and investment.
CDL holds an impressive track record of having developed over 34,000 luxurious and quality homes across diverse market segments. As one of Singapore’s biggest landlords, it owns close to 7.2 million square feet of floor/lettable area of office, industrial, retail, residential and hotel space locally and globally. Amongst private developers in Singapore, the Group possesses one of the largest land banks, with close to 2.4 million square feet, which can be potentially developed into over 7.9 million square feet of gross floor area.
IOI Group is a leading global integrated palm oil player and one of the largest property development cum investment companies in Malaysia. The Group’s three main businesses are undertaken by IOI Corporation Berhad (“IOIC”) and IOI Properties Group Berhad (“IOIPG”) which are listed on the Main Board of Malaysian Stock Exchange. Its vast businesses are backed by a diverse workforce totalling more than 30,000 people across seven countries.
IOIC is a fully integrated company that undertakes the plantation and resource-based manufacturing businesses. The plantation business covers Malaysia and Indonesia with a land bank of more than 240,000 hectares, making it one of the largest plantation owners in the industry. With its hands-on management approach and good agronomic practices, IOIC is ranked highly among the most efficient major plantation owners with one of the highest oil yields in the industry.
The resource-based manufacturing business comprises three segments: refineries, oleochemicals and specialty oils and fats. It has manufacturing facilities in Malaysia, the Netherlands, USA and Canada to meet the needs of its customers worldwide. Currently, its downstream products are exported to more than 60 countries.
IOI Group’s property development cum investment is undertaken by IOIPG which has property developments in Malaysia, Singapore and China while the property investment arm owns and manages shopping malls, office blocks, hotels and golf courses in Malaysia.
Since IOI Group started its plantation and property business in the early eighties, it has established a leadership position in the various businesses it is involved in and consistently ranked amongst the top companies in Malaysia as well as Asia through surveys conducted by Forbes Asia, Finance Asia, Asiamoney, Euromoney, and Far Eastern Economic Review.
Foster + Partners is one of the most innovative architecture and design practices in the world. Over the past four decades the practice has pioneered integrated, sustainable design solutions through a strikingly wide range of work, from urban masterplans, public infrastructure, airports, civic and cultural buildings, offices and workplaces to private houses and product design. Based in London, with studios worldwide, the practice has an international reach, with buildings in six continents. Since its inception in 1967, it has received more than 600 awards for excellence and won over 100 national and international competitions.
Aedas is one of the world’s leading architecture design practices operating collectively with a simple purpose: To create inspiring designs that make positive contributions to the quality of the built-environment and to create places that enrich people’s lives. With a core value of design excellence, the practice offers expertise ranging from Architecture and urban masterplanning to interior design and specialist services in Computational Design, Sustainability and Advanced Modelling. With an impressive record of credentials and awards Aedas operates from its principal design centres in London and Hong Kong, and a network of offices spanning 4 continents, across a broad range of sectors including Civic and Cultural, Sports and Leisure, Commercial and Residential, Education, Healthcare, and Retail and Transportation.
Grade A Office Rental “to Hit 6 Year High”
Expects strong leasing activities in the fourth quarter with the completion of South Beach. Cushman & Wakefield estimated that Grade A office rents to rise to their highest level since 2008. It is recorded that office rental prices in Singapore has been rising for 6 quarters consecutively. Regardless of the rising prices, Marina Bay Financial Centre lowered its vacancy from 6.6% to 6.1%. This trend can also be observed in office spaces in the suburban areas of Singapore.
South Beach Consortium is set to raise Singapore’s ‘cool’ level when it soft-opens in 1Q2015. The search for talent to run the hotel is on. CEO Aloysius Lee talks to Raini Hamdi about the project and finding people. What sort of talent are you looking for? As the product is different, we need people who will buy into its concept. Ours is a HIP hotel, i.e. Highly Individual Place.
Rabobank inks lease at South Beach Tower
The Business Times – November 7, 2013 By: Kalpana Rashiwala http://www.stproperty.sg/ [SINGAPORE] A steady stream of office leasing deals has been inked of late in the CBD, showing that demand in the market still has legs. In what is believed to be the first leasing deal at South Beach Tower, Rabobank is said to have signed a lease for about 26,000 square feet. It will be moving out of 77 Robinson …
The Business Times – November 7, 2013
By: Kalpana Rashiwala
[SINGAPORE] A steady stream of office leasing deals has been inked of late in the CBD, showing that demand in the market still has legs.
In what is believed to be the first leasing deal at South Beach Tower, Rabobank is said to have signed a lease for about 26,000 square feet. It will be moving out of 77 Robinson Road. DTZ is said to have advised Rabobank.
At Marina Bay Financial Centre Tower 3, Booking.com has inked a lease for 45,000 sq ft. It is expected to relocate from its existing premises at Suntec City. CBRE brokered the deal.
BT understands that another recent tenant which has signed up in the building, which was completed last year, is Gunvor. The Europe-based commodity trading group, which provides integrated trading products and logistics services for the global oil and energy markets, is taking 22,000 sq ft.
At Asia Square Tower 2, financial services firm Citco has agreed to lease 11,000 sq ft.
Chris Archibold, head of markets at Jones Lang LaSalle, said the Singapore office market is experiencing strong leasing activity for spaces under 30,000 sq ft, with demand coming primarily from smaller financial institutions, such as fund managers, and business consulting groups.
“Petrochemicals and pharmaceuticals are still strong. So is insurance,” he added.
There is also good demand for clinic space, especially from specialists, in locations within 10 minutes’ walking distance from hospitals. “In the Orchard area, we’re seeing clinics displacing office tenants in some buildings as doctors can pay $13-15 psf (per square foot) in monthly rent, compared with probably $8-10 psf for a typical office occupier,” said Mr Archibold.
Word on the street is that vacancies seem to be falling in a number of older CBD office buildings as existing and new tenants absorb space vacated by occupiers who have moved to newly completed projects.
This has led to landlords starting to push up rents. For instance, a year ago, Centennial and Millenia Towers were achieving monthly rents of $8-9 psf. Today, the figure is $10-12 psf.
A seasoned office leasing agent said rents at older CBD office buildings were being driven up by leases for small areas. For instance, in buildings such as Six Battery Road and Tung Centre, signing rents are about $11-12 psf for areas below 2,000 sq ft.
However, for bigger spaces, tenants enjoy lower monthly rental, by about 50 cents to $1 psf.
At Orchard Gateway, serviced office operator Regus is believed to have signed a lease for two floors, adding up to around 12,000 sq ft. The remaining 24,000 sq ft of office space in the development is expected to be signed up soon.
Market watchers believe rents are around the $9 psf mark for Orchard Gateway’s office component, which is coming up on the former Orchard Emerald site and is expected to be completed around March next year. Savills is the sole marketing agent for Orchard Gateway.
Opposite Raffles Hotel, where the South Beach Tower is expected to rise by early 2015, rents are said to be nearly $10 psf a month. It will have 34 levels of office space, adding up to about 520,000 sq ft of net lettable area. Floor plates will range from 15,000-19,000 sq ft.
Jones Lang LaSalle, the sole marketing agent for South Beach’s office and retail space, confirmed that more than 100,000 sq ft of office space in the development was under negotiations but declined to comment on the Rabobank transaction.
In a report issued this week, Savills said the office leasing market will continue to favour landlords due to the improving occupancy rates of CBD Grade A buildings, currently hovering above 95 per cent.
Net absorption of CBD Grade A office space for the first nine months of this year totalled 958,000 sq ft, slightly shy of the average annual take-up of nearly one million sq ft in the past five years.
“If the momentum in the leasing market continues in the last quarter, the net annual take-up of CBD Grade A office space is expected to surpass 2012′s 1.17 million sq ft,” it added.
The average monthly rental value for Savills’ basket of CBD Grade A office buildings rose for the third successive quarter, increasing 0.7 per cent quarter- on-quarter to $8.48 psf in Q3. Savills said the average monthly rent for AAA Grade office buildings located mainly in the Marina Bay area stabilised at $10.29 psf, while those for AA and A Grade office space climbed to $9 psf and $7.94 psf, respectively.
South Beach developer set to market project
Esther Teo Property Reporter The Straits Times Friday, Oct 26, 2012 SINGAPORE – THE much-anticipated South Beach project is gathering pace with the developer preparing to market the homes, offices and shop space. The City Developments (CDL) and IOI Corporation consortium is “at the stage of preparing to market or pre-lease” the development, but has not finalised the launch date and pricing, a CDL spokesman said. The mixed-use project
Esther Teo Property Reporter
The Straits Times
Friday, Oct 26, 2012
SINGAPORE – THE much-anticipated South Beach project is gathering pace with the developer preparing to market the homes, offices and shop space.
The City Developments (CDL) and IOI Corporation consortium is “at the stage of preparing to market or pre-lease” the development, but has not finalised the launch date and pricing, a CDL spokesman said.
The mixed-use project – located between Raffles Hotel and Suntec City, and next to the Esplanade MRT station – will feature 190 homes, 651 hotel rooms, 49,000 sq m of office space and 7,900 sqm of retail space. A 2,700 sq m area will also be set aside for a private club.
Some agents gathering interest for the high-end complex told The Straits Times that flats could be sold at about $4,000 per sq ft (psf) on average.
They added that some regulatory approvals are still needed before flats can be sold, but the development – which had been hit by delays due to the global financial crisis – is finally in motion.
The landmark site was acquired for nearly $1.69billion from the Urban Redevelopment Authority in 2007, at a price that worked out to $1,069 psf of potential gross floor area.
Originally, Dubai World unit Istithmar, United States-based Elad Group and CDL each held a one-third stake in the South Beach Consortium.
The original plan would have seen the development completed by this year at a total cost, including land, estimated at $2.5billion.
But during the financial crisis in November 2008, CDL announced a deferment until building costs eased.
A series of sales and restructuring also marked the exit of two of the original investors – Elad and Istithmar – and led to the entry of Malaysian heavyweight IOI last year.
The project is now scheduled for completion in 2015.
CDL declined to give the revised total development cost, but added that “there have been no changes or enhancements made to the original plans for the site with IOI’s participation to the shareholder structure”.
DTZ is understood to have been appointed as the sole marketing agent.
Ms Phylicia Ang, Savills Singapore’s executive director for residential sales, said the prime location offers home owners fantastic views – one of its key selling points.
“There will definitely be demand and interest from buyers for such a location; it’s just a matter of price point,” she added.
- Marina Bay Sands Integrated Resort
- National Art Gallery
- Esplanade Theatres on the Bay
- Asian Civilisations Museum
- The Padang
- Gardens by the Bay
- Esplanade MRT station and City Hall MRT Interchange
- Raffles Place and the Marina Bay Financial Centre
- Orchard Road and Changi Airport under 15 minutes away