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THE MORI CONDOMINIUM

Freehold City-Fringe Condominium . Register VIP Preview

The Mori condo is the latest new freehold residential launch along Guillemard Road, close to Mountbatten Road, and the Kallang Theatre and Singapore Sports Hub precinct. In fact it is the only one with any appreciable number of units left around here, the others all having pretty much sold out.

MORI is being developed by RL East Pte Ltd, a unit of ROXY-Pacific Holdings who are known for the many freehold boutique projects they have delivered.

The Mori Condo at Guillemard

The Mori Condo at Guillemard

Unlike most freehold projects in the neighbourhood that are generally small and offer less than 50 units, the land size for this project is bigger, as it merges two plots. It allows for a reasonable development of 137 units, with a corresponding range of facilities.

MORI is targeting to preview for sale in the 4th quarter of 2021.

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The Mori Condo . Design & Concept

Floating Island at 2nd Storey

Floating Island at 2nd Storey

MORI, meaning woods or forest in Japanese, is inspired by the modern wabi-sabi philosophy. That translates into an appreciation of the elegant beauty of nature, that will be woven into the design of the project. It also encompasses a way of living that embraces the meaning and value of time.

The site amalgamates two adjoining sets of land, one at 217 to 223A Guillemard Road, and the other behind it at 1 to 21A Jalan Molek. Altogether it totals a land area of about 3,449.6 square metres, or 37,131 square feet.

The parcel fronting Guillemard Road has a 5-storey height limit, while the land on the Jalan Molek side has an eight-storey height limit, based on the URA (Urban Redevelopment Authority) master plan.

The Mori at Guillemard Singapore

The Mori at Guillemard Singapore

So the design of the project will compose of part-five, part-eight-storey high residential flats, with the five-storey part at the main entrance side along Guillemard Road. There will be landscaped decks at the 2nd and 6th storeys, to house the facilities and pools.

Mori Condominium Location Map . On Fringe of CBD . Click to Enlarge

Mori Condominium Location Map . On Fringe of CBD . Click to Enlarge

The site itself is about 500 metres from Mountbatten MRT station, roughly 8 minutes walk away, after accounting for having to climb up and down the pedestrian bridge across Guillemard Road to get there.

But if going into town, it might be faster to just hop onto a bus that goes directly down Guillemard Road through Nicoll Highway. Plenty of buses here, and the bus-stop is just in front of the site.

The Mori at Guillemard . Site by Night

The Mori at Guillemard . Site by Night

Hence the Mori condo presents the chance to buy a fair-sized freehold property not far from the Marina Bay area and CBD (Central Business District) at a comparatively more affordable pricing.

In addition, given its freehold tenure and proximity to the CBD, this neighbourhood holds a good deal of potential for future appreciation.

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    The Mori Condo Background

    The potential here for capital gain in the long run is tied to URA’s master plan for the area.

    It has to do with the fact that the Mori location, between Guillemard Road and Jalan Molek, is on the fringe of Geylang. Geylang is certainly safe and fairly innocuous by global standards, though with some slightly seedy parts. However its reputation as a whole still suffers from stereotyping.

    Moreover it is an old part of Singapore, with many old and run-down buildings, giving the whole place a rather dingy feel. It is hardly surprising therefore, that potential buyers are often put off by what they see on the surface.

    This has served to keep property prices here below what its position so close to the Marina Bay / Kallang Riverside area and CBD really ought to fetch.

    Aerial View of the Mori Site . Kallang and CBD in Background

    Aerial View of the Mori Site . Kallang and CBD in Background

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    Mori Condo . The Potential

    Artist's Impression . Pool Lounge at the Roof Terrace

    Artist’s Impression . Pool Lounge at the Roof Terrace

    The greatest upside is usually to be found in areas on the cusp of development. To buy before regeneration takes place and everything looks nice, and it is sought after and prices shoot up.

    It is a bit of a gamble of course – one can’t predict for sure if, or when, it will happen.

    Such is the case with Geylang. It has all the elements for upcoming rejuvenation, and plenty of examples to follow.

    For instance, Bugis used to be almost as gritty as Geylang is now. But these days Bugis is very much a happening place, with property prices rivalling those of the CBD. Or Keong Saik Road, years ago part of the “blue triangle”. Today Keong Saik is filled with hipster cafes and boutique hotels, and is home to Singapore’s more upmarket co-working spaces.

    In the case of Geylang, the market has been waiting for that to happen for quite a while actually. The location is too central for it not too. However change has so far been slow.

    The good thing is that it appears to be gathering a bit of momentum.

    For a start, businesses like co-working spaces, speciality cafes, start-ups and design firms, have set up shop in Geylang and neighbouring Guillemard Road. The young entrepreneurs heading these are attracted by easy access to transport, proximity to town, affordable rents, and the buzz and colourful character of the area.

    To add impetus to that, the URA has rezoned part of Geylang. Just one lane down Guillemard Road from the Mori condo location, the section from Geylang Lorong 4 to Lorong 22 has been re-zoned to Commercial / Institutional, from the original Residential zoning.

    Mori Condo Location . Surrounding Growth Areas

    Mori Condo Location . Surrounding Growth Areas

    The rezoning could lift land values around here. Partly because there will be less residential space, and more commercial space. Which would boost the demand for housing in the vicinity.

    Another effect of the zone change is that more businesses could be attracted to set up here, particularly SMEs. SMEs that could benefit from fast access to neighbouring business hubs and the CBD, at relatively affordable rentals.

    These nearby business hubs are growth zones under the URA master plan. Such as the Paya Lebar Commercial Hub, the Kallang Sports Hub, and the Kallang Riverside future growth area.

    As such we may see property values rise in Geylang, due to synergy between these centres and the Geylang business hub. Which could make the homes around here sought after, and possibly incentivise a swifter pace of gentrification and rejuvenation.

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      Project FactSheet

      Name MORI
      Developer RL East Pte Ltd (Roxy Pacific Holdings)
      Status Condominium (No restrictions on foreign ownership)
      Address 223 Guillemard Road Singapore 399738
      District 14
      Site Area 3,449.6 m² (37,131 sq ft)
      Floor Area 9,658.9 m² (103,968 sq ft)
      Plot Ratio 3.07
      Tenure Estate in Fee Simple (Freehold)
      T.O.P. Date 31 December 2026
      No. of Storeys Part 5 / Part 8
      No. of Units 137 residential units
      No. of Car Spaces 110 car spaces at 1st storey & Basement 1
      3 accessible car spaces
      23 bicycle spaces
      Description New Erection of a 5/8 Storey Residential Flat (total 137 units) comprising of Carpark at 1st and Basement Storey, Communal Facilities at 2nd and 6th Storey, Communal Swimming Pool at 6th Storey Roof Terrace on Mk25 Lots 01472p, 01473t, 01474a, 01475k, 01661m, 01662w, 01663v, 01664p, 01665t, 01666a, 01667k, 01668n, 01669x, 01670k, 01671n at 1-21 Jalan Molek and 217-223 Guillemard Road
      Architect Ronny Chin Architects Pte Ltd
      C&S Engineer CMP Consultants Pte Ltd
      M&E Engineer Elead Associates Pte Ltd
      ID (Showflat) 2nd Edition Pte Ltd
      Main Contractor Lim Wen Heng Construction Pte Ltd
      Developer’s Solicitor Dentons Rodyk & Davidson LLP
      The Mori Condo . Children's Playground

      The Mori Condo . Children’s Playground


      Mori Floor Plans

      Below are example Mori condo floor plans.

      Please drop a note via the Contact Form below if you would like the full Mori floor plan brochure.

      The Mori Floor Plan . Type A1 One Bedroom

      The Mori Floor Plan . Type A1 One Bedroom

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      The Mori Condo Floor Plan . Type C1 2 Bedroom

      The Mori Condo Floor Plan . Type C1 2 Bedroom

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      The Mori Condo Floor Plans . Type F1 3 Bedroom Utility

      The Mori Condo Floor Plans . Type F1 3 Bedroom Utility

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      The Mori Floor Plans . Type F2 3 Bedroom

      The Mori Floor Plans . Type F2 3 Bedroom

      This F2 type is designed such that you can turn it into a dual key unit yourself, if you so choose.

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      Projector Lounge at the 2nd Storey

      Projector Lounge at the 2nd Storey


      Mori Condo Site Plan

      The Mori condo site is a fat L-shaped parcel of land bounded by three roads. Its main access or entrance is from Guillemard Road itself for quicker access. While its vehicular exit is via Jalan Molek, for easier flow.

      The Mori Site . Planning . Ingress and Egress

      The Mori Site . Planning . Ingress and Egress

      The shorter south-facing side is the one that borders Guillemard Road. Only this part will get the main road traffic noise.

      The longest length of the site is on its north, facing Jalan Molek. Jalan Molek is just a small lane, so the units here will have the advantage of a quiet facing, without west sun.

      Across the lane is a row of two-storey high landed houses, which means that our higher floor units fronting Jalan Molek will also likely get unblocked views over the rooftops.

      Actually the MORI site is a relatively quiet one, as it used to comprise of private landed homes.

      Diagonally to the north-east of our site, across Lorong 24 (the empty grey piece of land top right in the above map), is the upcoming new Rezi 24 condominium, that is under construction. Rezi 24 will complete in 2022.

      Together with Guillemard Suites that completed in 2017 and occupies the land at the south-west corner of the Mori site, it is part of the ongoing redevelopment of Geylang.

      The Mori Condo Site Plan . 2nd Floor

      The Mori Condo Site Plan . 2nd Floor

      The Mori Site Plan . 6th Floor

      The Mori Site Plan . 6th Floor

      Artist's Impression . The Mori Condo Pool at the 6th Floor

      Artist’s Impression . Mori Condo Pool at the 6th Floor

      The Mori Condominium . Outdoor Fitness Corner

      The Mori Condominium . Outdoor Fitness Corner

      Jacuzzi Pool at the Mori Condominium

      Jacuzzi Pool at the Mori Condominium


      The Mori Showflat · Viewing

      The Mori condo showflat has launched for sale.

      Viewings slots are available by appointment only, as there are limited slots due to the cap on numbers.

      Please drop us a note in the Contact Form if you wish to book a viewing slot for the VIP Preview.

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      The showflat features two unit types
      . 2 Bedroom . Type C1 . 66 sq m . 710 sq ft
      . 3 Bedroom + Guest . Type G3 . 109 sq m . 1173 sq ft

      Just click on the arrow to view the sales gallery and show units online now.

      View full screen »

      View full screen »

      Grill Pavilion and Social Dining at the 6th Floor

      Grill Pavilion and Social Dining at the 6th Floor


      The Mori Condo Prices · Unit Types

      Mori Price Ranges . Unit Types & Sizes . Click to Open / Close

      UNIT TYPES . SIZES

      Unit Description Type No. of
      Units
      Strata Area
      (sq m)
      Strata Area
      (sq ft)
      1 Bedroom A 21 45 – 46 484 – 495
      1 Bedroom + Study AS 9 51 – 55 549 – 592
      2 Bedroom B 61 66 – 67 710 – 721
      2 Bedroom + Study BS 3 67 721
      2 Bedroom + Guest BG 3 82 882
      3 Bedroom C 21 89 – 92 958 – 990
      3 Bedroom + Guest CG 17 95 – 110 1,022 – 1,184
      4 Bedroom D 2 117 1,259
      Total Number of Units 137

      Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.

      The Mori Pricing . Click to Open / Close

      MORI CONDO PRICE RANGES

      The Mori condo pricing is not finalised yet. Please let us know through the Contact Form if you wish to be kept updated on the pricing when confirmed.

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      THE MORI PRICE COMPUTATIONS
      Mori Condo Pricing Background . Click to Open / Close

      Property group Roxy-Pacific Holdings, through its subsidiary RL East, forked out a total of SGD$93 million to acquire the MORI condo site.

      The site comprises freehold residential land totalling 3,450 square metres, or 37,131 square feet. It was merged from the strata lots at 217 to 223A Guillemard Road, and adjoining lots at 1 to 21A Jalan Molek, that were previously occupied by two-storey terrace houses.

      Under the URA master plan, its allowable plot ratio is 2.8 for residential development. That equates to a maximum gross floor area (GFA) of 9,658.9 square metres, or 103,968 square feet, before factoring in the 10% bonus balcony area.

      Hence the $93 million purchase price computes to a land rate of roughly SGD$895 per square foot per plot ratio (PSF PPR).

      After factoring in all the relevant development costs including overheads, financing, and marketing, the break even to ROXY-Pacific Holdings could come up to around SGD$1,550 PSF PPR.

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        About the Developer

        The Mori Singapore is being developed by RL East Pte Ltd, a fully-owned unit of ROXY-Pacific Holdings Limited. The project is officially scheduled to complete in 2026.

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        About ROXY-Pacific Holdings Limited (“Roxy-Pacific” or the “Group”)

        Roxy-Pacific is a property and hospitality group that commenced operations in Singapore in May 1967. It has been listed on the SGX Mainboard besides, since March 2008.

        The Group’s main business model is in the development and sale of both residential as well as commercial properties. It also oversees a property portfolio that includes shopping malls, hotels, and residential properties.

        EON Shenton by Roxy Pacific

        EON Shenton by Roxy Pacific . Developer for the Mori Condominium

        Its property development work is mostly focused on small to medium-sized residential projects geared toward middle to upper middle income buyers.

        Between 2004 to 2020, the Group launched and built 54 small-to-mid sized developments, that added over 5,000 residential and commercial units to the Singapore, Malaysian, and Australian real estate markets.

        Current launches include Neu at Novena, 120 Grange at Grange Road, Wilshire Residences, Fyve Derbyshire, The Colony by Infinitum in KL, New World Towers in Brisbane, and West End Residences, Octavia Killara, and The Hensley (the last three being in Sydney in Australia).

        Octavia Killara (Sydney, Australia) by Roxy Pacific

        Octavia Killara (Sydney, Australia) by ROXY Pacific . Developer for the Mori Singapore

        Roxy-Pacific enjoys recurring income from investment properties such as its 52 retail shops at Roxy Square Shopping Centre, and the Grand Mercure Roxy Hotel in Katong.

        Outside Singapore, the Group has opened upscale boutique hotels under the Noku Roxy brand in both Osaka and Kyoto in Japan. Other hospitality investments include an upmarket resort in the Maldives, and a second upscale resort in Phuket, Thailand, that is due to start operations in 2022.

        In addition, the Group holds a 40% share of a commercial tower at Queen Street, Melbourne, Australia, and another 45% stake in a 6-storey commercial block at St Kilda Road on the fringe of Melbourne’s CBD. It owns 40% of a centrally-located ten-storey commercial building at Argyle Street in Parramatta, New South Wales too.

        Across the Tasman, Roxy-Pacific holds a 50% share of an office building along Queen Street in the Auckland CBD, and owns the NZI Centre there.

        It also recently acquired a 49% stake in a retail property in the famed retail district of Shibuya in Tokyo, thus expanding its presence in Japan to the retail sector as well.


        Mori Condo Location · Features

        The Mori Location . URA Zonings & Rezonings . Click to Enlarge

        The Mori Location . URA Zonings & Rezonings . Click to Enlarge

        1. Location. The Mori location is at Guillemard Road, within 5 KM of the Marina Bay Financial District and the heart of the CBD at Raffles Place. It is also just on the outskirts of the Kallang Basin area and the Singapore Sports Hub.

        2. F&B Outlets and Shops. The site lies between Geylang, and the Old Airport Road area on its south. Both are well known food havens, bustling with a wide mix of traditional hawker favourites, exotic foods, and a colourful night scene. Many of the top-rated hawker stalls in Singapore can be found here.

        3. Lifestyle Amenities. The Mori condo location is about 1km, or 15 to 20 minutes walk, to the Kallang Sports complex, including the Sports Hub, the Indoor Stadium, and Kallang Theatre. Slightly further on, one gets to the Kallang Riverside park connector, from which it is possible to cycle or walk by way of Marina Promenade, to Gardens by the Bay, and Marina Bay.

        4. Schools. Within the 1km radius, we have Geylang Methodist School, and Kong Hwa School. On the Salary.sg website, Kong Hwa ranks 32 out of 181 schools, for the 2021 most popular primary school rankings. That places it ahead of even schools like Raffles Girls Primary, St. Andrews Junior, and River Valley Primary, which are among the sought after primary schools too.

          International schools in the neighbourhood include EtonHouse International (Mountbatten), EtonHouse International (Broadrick), and James Cook University.

        5. Nearest MRT Station. The Mori location is about 500 metres from the Mountbatten MRT station (Exit A) on the Circle Line. That is a 6 minute walk upon crossing Guillemard Road, cutting under the HDB blocks across, and joining the sheltered walkway. Add in the 2 minutes it takes to climb up and down the overhead bridge to get across, and we have a walking time of 8 minutes.

          Alternatively there is Aljunied station on the East-West line 600 metres away, which takes roughly 8 minutes on foot.

          Both the East-West and Circle lines are good ones to be on. The East-West line runs across the island, cutting right through the city centre, while the Circle line links with every other line on the MRT network, going directly to Marina Centre, Marina Bay Sands, and Dhoby Ghaut station at Orchard Road.

        6. Accessibility. The Mori condo location is actually quite central. It is less than 5 minutes drive from Nicoll Highway, and 10 minutes from the CBD and financial district. It is also pretty easy to get to the rest of the island, as exits to three major expressways are nearby. The PIE (Pan-Island Expressway), ECP (East Coast Parkway), and KPE (Kallang Paya Lebar Expressway).

        7. Rental Yield. From a yield for investment perspective, property around here generally fetch higher yields than most other places on the island. This is due to their blend of proximity to the CBD, relatively lower prices, and even less sterile character, with plenty of expats ready to rent there.


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