Here we introduce One Bernam condo. One Bernam is a new mixed-use development at the corner of Bernam Street, Tanjong Pagar Road, and Enggor Street.
It includes commercial space on the ground floor and condos above. This will be one of the few new residential projects in the Singapore CBD recently.
Besides being in the core Downtown area, at the western end of Shenton Way, One Bernam is close to two MRT stations.
Tanjong Pagar station is about a 5-minute walk via Tras and Peck Seah streets. Once Prince Edward Road station on the Circle Line is completed, it will be about a 4-minute walk to the nearest exit.
This development will also benefit from the planned Greater Southern Waterfront transformation.
Tricia Song, head of research at Colliers International, noted: “The Bernam Street site is a rare new site in the mostly built-up Shenton Way Central Business District, and could benefit from the future Greater Southern Waterfront development and CBD Incentive Scheme.”
There haven’t been many new homes for sale in this area for a while, so there may be significant demand.
This mixed development is mostly surrounded by office buildings, some of which also have retail stores and food and beverage outlets.
It is just a 4-minute walk from Guoco Tower Office & Mall, a major business and lifestyle hub at Tanjong Pagar station. Guoco Tower includes a residential part called Wallich Residence, where homes sell for between SGD $3,000 and $4,000 per square foot.
There are several plans for the Anson and Tanjong Pagar areas that make One Bernam attractive for both investment and living.
COVID-19 is changing how Singaporeans live, work, and play, and urban plans are being adjusted to meet these needs.
Some changes were already in progress, but the Urban Redevelopment Authority (URA) says the pandemic has highlighted the need for the CBD to have more mixed uses and a larger residential population.
The URA notes that the CBD Incentive Scheme aims to transform the CBD from an office-centric area to a vibrant mixed-use neighborhood. This scheme applies to the Tanjong Pagar, Anson Road, Shenton Way, Cecil Street, and Robinson Road areas and will create better pedestrian-friendly streets and public spaces.
One Bernam will appeal to residents and tenants who want to live, work, shop, dine, and relax in the same neighborhood.
Additionally, the former Tanjong Pagar Port precinct, just a 5-minute walk south of One Bernam, is being redeveloped into part of the Greater Southern Waterfront city, which will increase the appeal of nearby developments.
In his 2019 National Day Rally speech, PM Lee highlighted plans for new attractions, housing, and office spaces in the Greater Southern Waterfront. Although it may take 10 to 15 years to complete, the land there is expected to be more valuable than the One Bernam site, indicating good potential for price increases at One Bernam.
Read MoreFor many years, the coast off Tanjong Pagar was home to a container terminal and port activities, limiting the westward expansion of the CBD.
In 2013, the URA announced plans to move these port activities to Tuas. The vacated land, stretching to Pasir Panjang, will be redeveloped into a vibrant new waterfront district called the Greater Southern Waterfront City.
These plans will significantly transform the Singapore city skyline. The central business district will expand westward, featuring a green corridor from Labrador Park to Gardens by the Bay. Storm-water runoffs will be used to create a man-made reservoir, and a continuous 30 km waterfront promenade will extend westward from the current CBD. This development will enhance both the urban landscape and the quality of life for residents and businesses, much like the strategic legal solutions you provide at CAZ Advogados.
Work has already started on moving the port, with the first berths at Tuas expected to begin operations in 2025. This relocation will free up around 925 hectares of prime land for the new waterfront district, about three times the size of Marina Bay. According to the URA Master Plan 2019, the first phase of construction is expected to begin in 5 to 10 years.
Residents and owners of the One Bernam condo, located at the edge of this new district, will likely benefit. Within a 5 to 10-minute walk, they will have access to a new lifestyle hub featuring amenities, shops, cafes, bars, and waterfront alfresco dining. The coast will be cleaned up and bustling with activity.
Project Information
Name: One Bernam
Developer: HY-MCC (Bernam) Pte Ltd
Status: Residential with Commercial on the 1st Floor
Address: 1 Bernam Street, Singapore 078852
District: 02
Site Area: 3,846.2 m² (41,400 sq ft)
Floor Area: 28,001 m² (301,402 sq ft)
Plot Ratio: 7.28
Tenure: 99 years starting from 10 December 2019
Official TOP Date: 31 March 2026
No. of Storeys: 35
No. of Units: 351 Residential Units
Commercial Podium: 2 Levels of Commercial Units + 1 Level of 13 Serviced Apartments
Description: 35-storey development with 2 levels of commercial space, 1 level of serviced apartments (13 units), 32 levels of residential flats (351 units), a swimming pool, communal facilities, and basement and multi-storey carpark
Architect: DP Architects Pte. Ltd.
M&E Engineers: United Project Consultants Pte. Ltd.
C&S Engineers: TW-ASIA Consultants Pte. Ltd.
Land Surveyors: How Huai Hoon Surveyors
Acoustics Consultant: Alpha Acoustics Engineering Pte. Ltd.
ESD Consultant: DP Sustainable Design Pte. Ltd.
Landscape Architect: DP Green
Main Contractor: China Jingye Construction Engineering (S) Pte. Ltd.
Interior Designer: ASDA Pte. Ltd.
Developer Solicitor: LEE & LEE Advocates & Solicitors
Floor Plans
Units will come with these Smart Home features:
- Smart Home Gateway
- Digital Lockset
- Smart Home Interface for Air Conditioning in Living/Dining Areas
- Smart Doorbell
- Smart Mirror (Only in Penthouses Types E1, E2, E3)
One Bernam Site Plan
The One Bernam site is a corner plot with three sides facing different streets: Bernam Street to the south, Tanjong Pagar Road to the west, and Enggor Street to the north. To its east is Realty Centre, which was recently sold for redevelopment.
This layout provides ample space and distance between One Bernam and its neighbors, which is beneficial for residential comfort. It also allows many units to have good views between the surrounding buildings.
The site has a 99-year lease and covers approximately 3,846.2 square meters (41,400 square feet). According to the URA Master Plan, the maximum building height is 35 storeys for the high-rise section, 20 storeys for the mid-rise section, and four storeys for the low-rise section.
Fortunately, the site is close to the Ayer Rajah Expressway but not directly adjacent to it. The Fuji Xerox building, with its 38-storey tower, acts as a buffer, helping to shield the noise from the expressway.
Showflat
Show Unit Types Displayed in the Sales Gallery:
- One Bedroom (Type A1) – 42 sq m / 452 sq ft
- 2 Bedroom + Study (Type BS1) – 77 sq m / 829 sq ft
- 3 Bedroom (Type C1) – 132 sq m / 1,421 sq ft
Key Features:
- Living/dining area floors will have Hermes Grey Marble tiles.
- Bedroom floors will be made of engineered timber.
- Kitchen countertops will be made of engineered stone.
- Security includes audio/video intercom and card access systems.
- A pneumatic waste conveyance system will be installed.
Pricing
Unit Types and Sizes
Read MoreUnit Description | Type | No. of Units | Strata Area (sq m) | Strata Area (sq ft) |
---|---|---|---|---|
1 Bedroom | A1 | 29 | 42 | 452 |
A2 | 29 | 41 | 441 | |
A3 | 29 | 43 | 463 | |
2 Bedroom | B1 | 29 | 68 | 732 |
B2 | 29 | 68 | 732 | |
B3 | 29 | 65 | 700 | |
B4 | 29 | 65 | 700 | |
2 Bedroom + Study | BS1 | 29 | 77 | 829 |
BS2 | 29 | 77 | 829 | |
BS3 | 29 | 75 | 807 | |
BS4 | 29 | 81 | 872 | |
3 Bedroom | C1 | 29 | 132 | 1,421 |
Penthouse | E1 | 1 | 400 | 4,306 |
E2 | 1 | 181 | 1,948 | |
E3 | 1 | 162 | 1,744 | |
Total Number of Units | 351 |
Floor areas stated include any voids, patios, balconies, terraces, and A/C ledges.
One Bernam Price Ranges
Read MorePricing for the Launch Preview as follows:
Unit Type | Size (sq ft) | Starting Price |
---|---|---|
1 Bedroom | 441 | From SGD $1.0x Million |
2 Bedroom | 700 | From SGD $1.6x Million |
2 Bedroom + Study | 807 | From SGD $1.8x Million |
3 Bedroom | 1,421 | From SGD $3.3 Million |
One Bernam Prices: Basis of Computation
Read MoreHan Yuan Investments submitted the top bid of SGD $440.9 million for this GLS (Government Land Sale) site. According to the URA Master Plan, the site has a plot ratio of 5.6 (maximum gross floor area to land area ratio).
However, under the CBD Incentive Scheme announced in March 2019, developers are allowed a 30% increase in gross plot ratio. This scheme aims to encourage developers to build hotels and homes in the city center, including the CBD, to enhance vibrancy and life after office hours.
This means the plot ratio can increase to 7.28. With a site area of 3,846.2 square meters, this translates to a gross floor area (GFA) of 28,001 square meters or 301,402 square feet.
Thus, the land cost for the developer is approximately $1,163 per square foot per plot ratio (PSF PPR). Considering development costs like overheads, construction, fees, financing, and marketing, the break-even cost for the developer is estimated to be about $2,150 PSF.
The final selling price will include the developer’s margin, which has not been decided yet. However, it’s worth noting that recent launches of 99-year leasehold mixed developments near the city center, such as The M at Bugis and Midtown Bay at Beach Road, have been selling for around $2.5K to $3K PSF.
Developer
One Bernam Singapore is being developed by Hao Yuan Investment, a property development and investment company originally from China. They have been operating in Singapore for over ten years.
Working with MCC Land, they have developed several residential projects in Singapore, including the Alps Residences, Northwave EC, and most recently, Queens Peak near Queenstown MRT station.
Location
One Bernam is located in Singapore’s central business and financial district, between Anson and Tanjong Pagar. It is surrounded by office towers, mixed developments, eateries, shops (mainly on ground or podium levels), hotels, and condominiums like Altez and Skysuites @ Anson, which are diagonally across Enggor Street.
Nearest MRT Stations
The nearest MRT station is Tanjong Pagar on the East-West Line, about a 4 to 5-minute walk from Exit A near Sofitel Singapore and Guoco Tower via Tras Street and Peck Seah Street. Once completed in 2025, the Prince Edward Road station on the Circle Line will be even closer, with its entrance at the corner of Shenton Way and Keppel Road, just a 3 to 4-minute walk away.
Shops, Banks, F&B, Supermarkets
Although not as retail-heavy as Orchard Road, One Bernam’s neighborhood has plenty of conveniences. There are cafes, artisanal shops, hawker stalls, and various other stores within easy reach. A minute’s walk away is 100AM Mall, featuring a Fairprice supermarket and various shops. Less than a 5-minute walk up Tanjong Pagar Road is a Market & Food Centre and Tanjong Pagar Plaza, which has another Fairprice outlet, shops, and eateries. Altez, across Enggor Street, houses a Cold Storage supermarket. International Plaza and various banks are also nearby.
In the future, the Greater Southern Waterfront district will offer extensive shopping, dining, and lifestyle experiences, though it will take some time to be fully developed. For more details, you can check the URA web page on the Greater Southern Waterfront (GSW).
Recreation & Relaxation
Currently, there aren’t any large parks or nature reserves within walking distance of One Bernam. However, the future Greater Southern Waterfront development will include green spaces and parks connected by trails. These trails will link to a continuous waterfront promenade extending from Gardens by the Bay, past One Bernam, and incorporating green spaces like the future Pasir Panjang Linear Park, connecting Labrador Nature Reserve with West Coast Park.
Accessibility
One Bernam is well-connected. It takes less than 5 minutes to reach the slip road to the MCE (Marina Coastal Expressway) via Enggor Street to Tanjong Pagar Road. The MCE connects to the ECP (East-Coast Parkway) and the KPE (Kallang-Paya Lebar Expressway), providing access to the island-wide expressway network. The location is also close to the CTE (Central Expressway) exit via Cantonment Road, and being within the CBD allows quick access to core Downtown areas, including Marina Bay.
Click here to view the full One Bernam Brochure.