Great Class Maison prices going soften additionally

The volume and value of transactions in Good Category Bungalow (GCB) Areas contain risen all this time this year, despite the fact prices persisted to become softer.

Market feelings are put together on if transaction volumes of prints will grow again or perhaps fall the coming year although there is a consensus that prices stop on sinking at least in the earliest half. Brokerages cited a weakening financial system and the growing interest rate circumstance among elements.

An examination of tricks data signifies that 35 discounts in GCB Areas are generally sealed all this time this year totalling S$755 , 000, 000, up right from 33 discounts totalling S$715 million in 2015 and 28 discounts (S$626 million) in 2014.

The latest purchase to area in tricks data is normally Frasers Centrepoint’s sale of a freehold maison it designed along The netherlands Park by S$25. some million or perhaps S$1, 691 per sq foot in land part of 15, 080 sq foot. The psf price is 12-15 per cent below the S$1, 991 psf at which the home or property group purchased the next-door bungalow couple of years ago; in addition to the general GCB price treatment, the lower price tag may also need to do with the fact that the property merely sold face only one street whereas the main one sold previously has a remarkable orientation with dual street frontage.

In spite of being the creme de la creme of Singapore’s got housing market, GCBs have not been spared the consequence of the property chilling measures. Stronger loan-to-value limitations and the extra buyer’s stamps duty designed for property traders as well as the total debt examining ratio system have all enjoyed into a lot of potential buyers’ financial potential – apart from the really wealthy place.

Only Singapore citizens should buy stumbled residential properties in GCB Areas under a insurance policy change in the other half of 2012.

The average price tag of GCBs transacted this coming year is S$1, 323 psf on territory area, or perhaps 2 percent lower than the S$1, 352 psf standard price in 2015 — which in turn was obviously a decline of 5. five per cent from S$1, 428 psf in 2014.

Yet , the drop in standard psf price tag for GCB transactions is normally not by reason of entirely into a decline in property areas but the reflection for the profile on the properties purchased this year.

For instance , a maison on a downward-sloping site is normally deemed reduced desirable balanced with one that is normally on fat-free or upward-sloping land. Commonly, odd-shaped sites and and building plots with a tiny road frontage also receive a lower price tag. The age of the bungalow and your design in addition have a bearing in its price tag.

After taking into consideration such elements to arrive at a like-for-like contrast, it is estimated that GCB prices today are regarding 10-15 percent lower than the past peak in 2013. Rates will probably drop further in first-half 2017 till they are simply about 15 per cent off of the peak.

The majority of buyers nowadays are receptive only to houses in the low S$20 mil range permanently locations. Those who find themselves less location-sensitive will be aiming to pay under S$20 mil.

The lower GCB prices include boosted product sales volumes this season. While retailers were typically not under pressure, they could have envisaged which the market may possibly weaken even more in the close to term.

In the coming 365 days, investors will be cautious offered more uncertainness around job, interest rates as well as the global overall economy. In addition , the Monetary Capacity of Singapore has reiterated that it will keep your cooling actions in place for quite a while. This will place downward pressure on prices.

Sellers might be more determined to preserve capital and pull away their houses temporarily through the market – leading to fewer transactions.

A consultant is definitely expecting drop in deal volumes next year, as there is not much of great stock available for purchase in the market for the next few months. There were quite a number of house sales this season, leaving the marketplace with fewer choice goods as of now.

However, others argue that the number of GCB deals may stay the same or increase next year as the authorities are unlikely to introduce further measures that will be negative for the property market. As long as Singapore does not head into recession and banks do not further tighten loan approvals, transactions should still be healthy.

Moreover, attractive price levels will entice more buyers to enter the market. Buyers will seek eye-catching prices to cushion themselves against even more price diminishes. More GCBs which are not really in best locations are required to be made at S$1, 000-1, 200 psf.

GCB buying this year was supported by families with old money, as well as the nouveau riche and foreigners that have become Singaporeans.

Along Queen Astrid Park, a grand daughter of billionaire paint tycoon Goh Cheng Liang bought a bungalow intended for S$44. 5 million or S$1, 271 psf; the 35, 011 sq ft site has potential for subdivision into two smaller GCB plots.

Yun Nam Hair Care boss Andy Chua picked up a property along Brizay Park off Old Holland Road for S$33 million or S$1, 108 psf – next to a property he already owns.

Zhang Yong, the founder of the Sichuan HaiDiLao steamboat chain from China and now a Singapore citizen, acquired a bungalow on Gallop Road for S$27 million.

GCB sellers this year mostly were not living in the properties they sold. Some are in their 60s and seventies; they could be downsizing. There was for least a person divorce case. There initially were also a couple of estate product sales. Buyers are mainly in their forties and 50s.

GCBs will be the most esteemed type of ended up housing in Singapore as a result of planning restrictions to preserve all their exclusivity and low-rise persona.

The Downtown Redevelopment Guru has selected 39 places on landmass Singapore when GCB Areas. Typically, GCBs have the very least land part of 1, 500 square metre distances (15, 069 sq ft); however , when ever GCB Areas were gazetted in 80, they included some small existing sites.

These are nonetheless considered GCBs as they will be bound by other GCB planning guidelines if these people were to be redeveloped. For instance, these kinds of plots can not be further subdivided and they cannot be built more than two storeys high (plus an attic and a basement).

Ominous days with strata business office market

A resale with the recently accomplished PS 90 commercial corner posted a loss of regarding $430, five-hundred late a month ago – a stark signal of the lacklustre strata business office market.

Home in Peck Seah Avenue sold every 100 of its workplace units upon its establish weekend this year at the elevation of the marketplace.

PS 75 was completed in the fourth one fourth of a year ago and only about 20 items are filled.

The 517 sq feet unit chose $1. 73 million in launch but was sold at $1. 3 mil on Sept 20.

The struggles in PS 75 are symptomatic of the strata office marketplace across the isle.

The part suffers from insufficient rental demand, as more compact firms aren’t opening or expanding right here.

At Johnson Square, that was completed in the first one fourth of a year ago, about twelve of 32 office items appear to be filled. It as well is completely sold.

An owner of two items at the building who wished to be called Mr Bronze, is one of the luckier investors. He had asked for rental prices of $9 to $10,50 per sq ft (psf) per month when the building was first completed – and that was promised when he bought the units in $2, 800 psf.

Today, he is obtaining about $7. 70 psf per month designed for the two items, which are leased out to a Korean business. “I did not wait for larger rents. No matter what I could obtain, I just got. Of course , additional owners can’t stand it and enquire why I actually am reducing the rental prices, ” he said.

Actually at Intercontinental Plaza – known as the barometer of the strata office marketplace – two units fronting the reception have sold for about $1, 715 psf in the last half a 365 days, although another went for about $1, 930 psf.

The majority of lobby frontage units hardly ever come up accessible in the building, and may fetch over $2, 500 psf in better situations.

Sales are usually relatively slack at Prudential Tower. The past caveated purchase was half a year ago.

Nonetheless older complexes are taking the brunt for the downswing, with prices by least thirty five to 52 per cent underneath their level at the summit in 2013.

Prices by High Street Hub in North Bridge Highway went as little as $1, three hundred and fifty psf in March, very well under the $1, 900 to $2, 500 psf selection that could be observed in 2013.

Rental prices of these places have gone down as well.

Strata office typical rents in Bencoolen, Higher Cross and Coleman pavements were six per cent to 10. some per cent lessen year on year inside the first one fourth of this month.

While product sales volumes of strata workplace units inside the first 50 % of this year had been little improved compared with 12 months earlier, total transaction worth fell twenty. 1 % to $400. 2 mil.

The number of ventures for the segment a year ago was the most affordable since 2009.

The imp?t of the Total Debt Providing Ratio in June 2013 certainly muffled volumes nevertheless last year’s showing might also be attributed to elements like the embrace office space within the previous couple of years, growing demand for service office buildings and fewer strata workplace launches.

GCB in Sweetheart Hill Highway sold at S$24m or S$1, 423 psf

GCB in Sweetheart Hill Highway sold at S$24m or S$1, 423 psf

The Good Category Bungalow (GCB) market continue to be buzz with activity. The most up-to-date transactions involve an old freehold house along Lady Hillside Road within a prime GCB location which will changed hands to S$24 , 000, 000. The price computes to S$1, 423 psf based on the land part of 16, 863 sq foot.

This appears a relatively low psf price tag for a key GCB site but which may have to do while using the property’s their age – by just looking at to be regarding 20 years ancient and the reality the piece slides down towards the back.

Compared to the last transaction in the area, the British Government’s sale of two vacant plots in Nassim Road last month for S$1, 600-plus psf, the price accomplished for the Lady Hill pavillon reflects the condition of the house as well as the irregular, fan-shaped plot. The S$1, 423 psf may perhaps be just for the land price. The buyer is definitely expected to repair the property in case it is for individual stay, or at least do main additions and alterations functions if it is to become rented out.

The buyer is definitely understood to be famous fund supervisor Teng Ngiek Lian, creator of Focus on Asset Supervision. He is considered to be buying the Sweetheart Hill real estate as a personal investment and likely to continue renting it out. It really is currently tenanted. Mr Teng also produced the statements in 2011 when he sold a bungalow in Dalvey Street at S$34 million, or S$1, 688 psf; this sits upon 20, 139 sq feet of property.

The Lady Slope bungalow that Mr Teng is obtaining is said to obtain five rooms and a pool. It is an estate sales.

Along a far-flung portion of Ewart Recreation area in the Holland/Bukit Timah region, a contemporary tropical-themed bungalow is definitely changing hands for S$19 million or S$1, 161 psf for the land area of 16, 363 sq feet.

Completed in past due 2006, the two-storey real estate has 4 bedrooms and a guest space. There is also a children’s pool, an open courtyard and roof structure gardens created for tropical managing cross setting up.

Designed by Guz Architects, the bungalow is normally on an L-shaped plot (with a long driveway).

“It was based on the idea of permeability. This is achieved by coming up with a sequence of open fresh air rooms and gardens that maximised the transparency and encouraged pure ventilation. Also this is seen with the entrance high is a water courtyard which provides for a cooling factor for house, ” explained Guz Wilkinson, principal with the firm.

The home or property is named the Rattan House due to use of a split rattan wall over the corridor relating to the upper carpet, which allows fresh air to pass through and acting to be a library and a photo gallery.

The S$1, 161 psf pricing to be in line with the prices of about S$1, 2 hundred psf to GCBs in non-prime areas.

The the prices reflects the positioning of the house and your long home garage. Typically a challenging driveway feeds on into the psf pricing as that component of the territory can only use as a highway.

GCB rates have been dropping since not too long ago and the down trend is normally expected to continue till the finale of this 2010 before any recovery.

Even though overall low property industry sentiment sent down GCB prices not too long ago, part of the motive for some discounts this year being released at comparatively low psf on territory pricing is caused by specific elements relating to the home or property such as the form of the piece, its surface (for model, if it is down sloping) or perhaps if the premises is what a few agents contact a “shy bungalow”, one which is tucked away from the street and contains a long drive, or simply the condition of the house.

Caveat data demonstrates 26 orders in Great Class Pavillon Areas had been sealed until now this year in a total of S$587 mil. The tally for a year ago was 33 deals which usually amounted to S$715 mil.

GCB prices are expected to carry on remaining vulnerable until China New Year.

A few owners who have are not in a rush to sell will hold on to the value they want. The pricing attained will depend on customers, who will have to decide whether it be worth their very own while paying the asking price designed for well-located houses with great attributes.

FUTURE DEVELOPMENT STRATEGIES

FUTURE DEVELOPMENT STRATEGIES

S’pore’s initially regional middle presses about

Tampines, when a sleepy faraway neighbourhood, can be today a delightful commercial centre – crowded, overrun with activity through the working day and night time.

It was Singapore’s first local centre and from now on has two hundred, 000 sq m of office space and 112, 500 sq meters of price tag space, based on the Urban Redevelopment Authority (URA).

Although it is definitely the nation’s primary regional middle, Tampines may keep along with the times and continue to develop, even as new, shinier colleagues pop up in Jurong, Woodlands and Seletar in the future.

The URA perceives potential in reviewing the land employ, urban style guidelines and road network in Tampines Regional Middle to “cater to predicted needs of various users, instruction future improvements, and improve public space”.

Since the nineties, Tampines occupants have savored a larger range of features, which have helped bring greater comfort to their front door.

“When I actually first changed here, there are two malls, which have since been renovated. A third mall also opened some years back, so it’s definitely more convenient. But dealing with the masses can be frustrating, ” says Madam Low Sock Choo, 66, a resident for the past 12 years or so.

One of those malls – Tampines Mall, which opened in 1996 – belongs to CapitaLand.

Tampines Mall has undergone several rounds of refurbishment, including a makeover of its facade, adding a covered linkway to the MRT station and introducing an education hub on level five. Additional renovation work is set to be finished early next year.

“The sizeable population catchments of the regional centres underscore their attractiveness to retailers and underpin the resilience of retail rents in the shopping malls located in these areas, ” records Mr Jason Leow, chief executive of CapitaLand Mall Asia.

Retail offerings aside, Tampines Regional Centre has shaped up as a base for major banks’ back-office functions, complementing nearby Changi Business Park, which houses many high-technology firms and data and software enterprises.

OCBC Financial institution and United Overseas Financial institution (UOB) – which still have presence in the Central Business District (CBD) – moved to Tampines in 2002.

UOB has more than 400 staff working in Tampines, while OCBC has 2, 000 workers based there. “Setting up our operations in Tampines forms element of our organization continuity want to establish another solution operating platform, ” says Mr Eugene Lau, mind of group technology products and services at OCBC.

Both loan providers offer daily shuttle tour bus service to support staff defray transport costs. “An added bonus for workers living in the east is the fact Tampines Local Centre can be closer to house and offers less costly parking (than in the CBD), ” ideas UOB mind of recruiting Jenny Wong.

The increase of businesses into Tampines spurred with regard to office space and presented properties opportunities for the purpose of developers, and City Trends (CDL) purchased land sites in Tampines Grande and Tampines Multitude when they had been launched accessible in 2007.

The overall gross floorboards area for 7 and 9 Tampines Grande and 11 Tampines Concourse can be 36, 410 sq meters, and the office buildings have an guests rate of approximately 98 %, CDL says.

“One method to enable current developments in mature local centres to keep competitive would be to offer owners flexibility to propose a unique usage because of their buildings in order to increase the major plot rate intensity, ” says CDL’s spokesman.

Given the fairly large presence of banking institutions in Tampines, analysts say the growth of the fintech sector bears careful watching. Trends are evolving and back-office banking jobs could be threatened by the rise of fintech. Should the banking sector suffer due to that, then our Tampines Regional Centre might face challenges.

An upcoming development is a new town hub, which will include facilities such as a football pitch, a library, shops, a hawker centre and a community wellness centre.

Transport connectivity in Tampines will also be enhanced when phase three of the Downtown Line is completed next year, adding two new stations in the area: Tampines East and Tampines West.

Unique mortgagee sales listings strike record rich in Q2

Unique mortgagee sales listings strike record rich in Q2

The amount of fresh mortgagee sale goods in Singapore hit a record high in the 2nd quarter among a lacklustre leasing marketplace.

31 refreshing listings beneath mortgagee sales were made in the April to June period. Of these, twenty one were non commercial units and six commercial properties. The other 4 were offices, shops and shophouses.

In a mortgagee sales, a property is definitely put up designed for auction by a bank following the owner fails on providing the home loan.

Data put together shows just four out of 61 units were sold, making for a success rate of merely 6. six per cent designed for mortgagee product sales – considering repeat goods – less than the twelve per cent in the first one fourth.

The 4 sold were a 19th-floor apartment in Silversea in Marine Parade for $3. 9 mil; a third- storey device at Turquoise in Sentosa Cove designed for $2. ninety two million; a 23rd- storey unit in One Emerald in Yacht club Parade designed for $3. several million; and an commercial unit in Entrepreneur Business Centre designed for $1. 54.99 million.

Continue to, sales prices in the second quarter climbed 105. being unfaithful per cent within the previous one fourth to $12. 1 mil for mortgagee sales.

Mortgagee listings are expected to remain enhanced. In light of heightened marketplace volatility, newly listed houses put up designed for auction beneath mortgagee sales look started remain above the 50-unit symbol for the 2nd half of 2016.

A further 124 properties were put up designed for auction – mostly user’s sales. This kind of brought the complete number of homes put up with auction in q2 to 185, including reiterate listings, a jump of 31. a couple of per cent in the first 1 / 4 and up by simply 0. some per cent from year ahead of.

All in, several out of the 185 went within the hammer in q2, for a total sales benefit of $14. 81 , 000, 000 – up by 24. 4 percent from the past year.

The other 3 properties which are sold through the quarter had been two apartments rentals at Pinus radiata Grove with $938, 1000 and $1. 05 , 000, 000, as well as a product at Rj Casa in Hougang Opportunity 7 with $730, 1000.

The earliest half of 2016 saw $24. 43 , 000, 000 of revenue closed by auctions — down 46. 7 percent from 12 months earlier. The fall could possibly be due to even more properties for sale before or right after auction by using private transactions. The housing and retailers & shophouses sectors might feasibly continue building the bulk of the properties post for marketplace in the still left months of 2016.

Ex – HUDC house could be placed for group sale

Ex – HUDC house could be placed for group sale

One more privatised previous HUDC house could continue the market shortly following the landmark sale of Bishan’s Shunfu Patrie for $638 million in May.

Sources state owners with the 175-unit Raintree Gardens in Potong Pasir Avenue you have got the minimum permission level required for the site to become launched on the market.

The 201, 405 sq ft storyline, next to Kallang Water and close to Potong Pasir MRT place, has just more than 70 numerous lease kept. It is zoned for housing use which has a 2 . main plot relative amount.

Property analysts believe the owners could easily get over $315 million, or perhaps about $1. 8 , 000, 000 per product.

Including the value a builder would pay off the Government to generate a larger job and major up the hire, the price could possibly be some $430 million, or perhaps $760 every sq foot per piece ratio (psf ppr). The collective deal attempt is mostly a first to the est, which was privatised in Come early july 2014.

During your stay on island has been you substantial sobre bloc deal, Shunfu Cité, one deal doesn’t seriously make an industry, said a consultant. However, there are hardly any good and building plots in the market currently, and there is even now room to get more detailed projects in Potong Pasir. It is an most up-to-date area, and the majority of the fresh developments now there sell very well.

For instance, MCC Land’s regional mixed-use The Poiz Houses has purchased 74 percent of 731 units.

Heading by new bullish prices for bids at Administration Land Revenue (GLS) tenders such as the Matn Place web page, there is certainly with regard to plum non commercial sites, though the price should be right, this girl added.

While the Raintree Gardens internet site is within going for walks distance on the MRT stop, it has quick access to the city. One other plus point is definitely the nearby Bidadari estate – set to incorporate a 10ha recreation area with Alkaff Lake.

It is additionally near Saint Andrew’s Community, which includes major and supplementary schools in addition to a junior college on a single site.

Latest sale sites in the location include those of The Poiz Residences, which usually went for about $775 psf ppr in August 2014. A website in Lorong Lew Lian, now Forest Woods simply by City Innovations, went for about $710 psf ppr last November.

Industry experts get plenty of requests to assess potential group sale sites but it is known as a tough stability to value sites accurately, said Mr Lee Liat Yeang, a senior partner at Dentons Rodyk & Davidson.

“It will not be easy to sell an en masse site in case it is priced as well adventurously to get a developer. When owners have a tendency price more aggressively, they may not be able to get the 80 % minimum permission level designed for the sale. inch

Developers looking for en masse sale sites must also element in the much longer pre-construction period, he stated. After obtaining, a creator must apply at the Strata Titles Panel, seek direction from the Excessive Court in the event needed and permit residents to remain rent-free designed for six months prior to it can initiate redevelopment.

“All these consume into a developer’s schedule and must be factored in when he prices the terrain, ” Mr Lee stated.

Developers purchasing a GLS internet site can get a project ready to offer about a time from successful a tender.

A Raintree Backyards resident so, who gave call him by his name as Kah Hoe, twenty-five, said that even though the area was nice and coolers spacious, the retail price is good enough for his family to promote.

Lum Chang-LaSalle joint venture buys The Verge for S$190m

Lum Chang-LaSalle joint venture buys The Verge for S$190m

A joint venture between Singapore- listed Lum Chang Holdings and a closed-end fund of LaSalle Investment Management Asia on Thursday signed a conditional share sale agreement to go ahead with the acquisition of The Verge, a struggling mall in Little India.

The deal was closed at S$189.8 million. The Business Times understands the duo plans to tear down the mall and build in its place serviced residences with some retail and possibly office components. The deal is expected to be completed in November.

The fund, LaSalle Asia Opportunity V LP, is an opportunistic Pan-Asia fund. The seller is a company that is 90 per cent owned by the Bursa-listed Malaysian conglomerate DRB-Hicom. The mall is located between two MRT stations – Little India interchange and Rochor.

Lum Chang and LaSalle are old partners. Lum Chang had previously teamed up with LaSalle Investment Management to develop Twenty Anson in Tanjong Pagar; Lum Chang took a 5 per cent equity stake and did the construction of the office development. The remaining stake was held by a unit of LaSalle Asia Opportunity Fund III. This was before CapitaLand Commercial Trust acquired the office building in 2012.

Lum Chang and LaSalle were also previously involved in what is now called the Crowne Plaza Changi Airport, before it was sold to the Riady-owned OUE Ltd, which subsequently injected it into its hospitality trust in 2014.

But before all this, the hotel was held by LC Development, and LaSalle Asia Opportunity II SARL. LC Development, which was at one point an affiliate of Lum Chang, has since been sold to Aspial Corp and Fragrance Group last year.

In its statement, Lum Chang said of the partnership: “The board is of the view that the respective expertise and skills of each of the joint venture parties is complementary, and further constitutes a welcome renewal of the parties’ business ties.”

Adapted from: The Business Times, 23 September 2016

Zhou family from Shanghai buys 60% of 139 Cecil Street

The Zhou family from Shanghai who picked up an office block at 137 Cecil Street last year has bought a 60 per cent stake in the company that owns the next-door property at 139 Cecil Street.

The latest deal is said to value the 11-storey property at S$140 million. It is on a site with 99-year leasehold tenure starting Aug 20, 1981, which means the balance lease is around 64 years.

Written permission was granted last year by Urban Redevelopment Authority (URA) for a major refurbishment exercise to build additional floors, extending the block to 16 storeys.

BT understands that these works could cost about S$20 million. Prior to the latest transaction, the plan was to sell small strata office units although a sale of the entire refurbished asset on a turnkey basis is also possible.

The building is currently vacant.

The Zhou family has paid S$75 million for a 60 per cent stake in Ececil Pte Ltd, which owns 139 Cecil Street, to a joint venture between Vibrant Group and DB2 Group.

Vibrant, which is listed on the main board of the Singapore Exchange, announced the completion of the sale in a regulatory filing last week – though it did not identify the buyer as the Zhou family.

The Vibrant-DB2 joint venture continues to hold the remaining 40 per cent in Ececil. It acquired 100 per cent of Ececil in 2014 from Cheong Sim Lam in a deal that valued the office block at S$110 million.

BT understands that the major refurbishment, or “addition and alteration” works, will see the gross floor area (GFA) of the property increase from 68,809 sq ft currently to 88,886 sq ft; the latter figure is estimated to yield about 75,300 sq ft strata area.

Formerly named Cecil House and now known as DB2Land Building, the property has an estimated land area of 7,936 sq ft. The approved GFA for the addition and alteration works reflects an 11.2 plot ratio (ratio of maximum GFA to land area) – the same plot ratio stipulated under URA’s Master Plan 2014 for the commercial-zoned site.

Under the proposed refurbishment granted written permission by URA last year, there will be food and beverage use on the first storey, offices from the second to 14th floors and a mechanised car park from basement to the fifth storey. The 16th storey will have a communal roof terrace and F&B space.

The next-door property at 137 Cecil Street, which was once known as Aviva Building, is now named Hengda Building after the Zhou family’s Shanghai Hengda Group, which is involved in real estate and other businesses.

Late last year, the Zhou family acquired 137 Cecil Street by purchasing all the shares in the company that owns the 13-storey office block. That deal valued the freehold property at S$210 million and involved a leaseback arrangement with the seller, Mr Cheong. He had already spruced up the asset prior to the sale and went on to sign up tenants.

The building, which has around 67,550 sq ft net lettable area, is said to be substantially leased.

Mr Cheong, a member of the family that developed International Plaza in the 1970s, gained control of the two adjacent buildings from Yi Kai Group and Fission Group shortly after the duo teamed up to acquire the two properties in July 2009 for S$100.80 million.

It is not known how much Mr Cheong paid Yi Kai and Fission; the transaction was also through a sale of shares.

Mr Cheong secured URA’s provisional permission in 2010 to redevelop the two office blocks into a new residential project with 227 apartments but never proceeded with the redevelopment project.