The Arcady at Boon Keng Developer
KSH Ultra Unity Pte. Ltd., a Joint Venture of KSH Holdings Limited, Ho Lee Group and SLB Development Ltd
KSH Ultra Unity Pte. Ltd. (Co. Reg. No. 202217817N, Developer Licence C1472 issued 18 July 2023) is the legal developer of record for The Arcady at Boon Keng, a 172-unit freehold condominium at 2 Saint Barnabas Lane, Singapore 329353, in District 12 of the Rest of Central Region. Its registered office is at 36 Senoko Road, Singapore 758108. The company is a project entity formed specifically for this site by three established Singapore construction and property groups: KSH Holdings Limited holds 49 per cent, H10 Holdings, an associate of Ho Lee Group, holds 36 per cent, and SLB Development Ltd holds 15 per cent. No single partner holds a majority, so decisions run through a genuine three-way structure rather than one balance sheet, and all three parties are Singapore-listed or connected to Singapore-listed entities, which means their financial positions are publicly reported and can be checked independently rather than taken on trust. What sets this particular grouping apart is that all three partners come from a contracting background rather than pure development, and two of them hold BCA A1 gradings in their respective workheads.
The BCA Quality Housing Portal records KSH Ultra Unity Pte Ltd as project developer and lists the developer parties at group level as KSH Holdings Ltd, Lian Beng Group Ltd and Ho Lee Group Pte Ltd, because SLB Development was spun off from Lian Beng and H10 Holdings sits within Ho Lee Group. The same record names Vision E&C Pte Ltd as builder and Park + Associates Pte Ltd as architect, and shows the project’s CONQUAS band as under assessment, which is the expected status for a development that has not yet reached completion.
The site is the former Euro-Asia Apartments, an 84-unit freehold estate at 1037 Serangoon Road dating from around 1990. The estate was launched for collective sale on 1 June 2022 with a guide price of $218 million, and KSH Ultra Unity acquired it for $222.18 million, with the purchase announced on 26 July 2022. An earlier collective sale round in 2018 carried a guide of $200 million and did not complete. The 5,246.8 sqm (56,476.55 sqft) parcel carries a plot ratio of 2.8 and a maximum permissible gross floor area of 158,132 sqft, which works out to a land rate of approximately $1,313 per square foot per plot ratio inclusive of bonus balcony gross floor area. It is being developed as a single 24-storey tower rising to 98 metres above Singapore Height Datum, with expected TOP on 31 December 2028 and expected legal completion on 31 December 2031. Full figures are set out on the The Arcady at Boon Keng Price page.
The professional team was appointed as follows: Park + Associates Pte. Ltd. as project architect, Ecoplan Asia Pte. Ltd. as landscape consultant, Vision E&C Pte. Ltd. as main contractor, Ronnie & Koh Consultants Pte. Ltd. as civil and structural engineer, DP Engineers Pte. Ltd. as mechanical and electrical engineer, Northcroft Lim Consultants Pte. Ltd. as quantity surveyor, Ensemble Pte. Ltd. as showflat interior designer, and Wee Swee Teow LLP as conveyance solicitor. The project account is held with Oversea-Chinese Banking Corporation Limited under account number 595-227182-001 in the name of KSH Ultra Unity Pte. Ltd. The development occupies Lots 11181K, 11182N and 11183X of Mukim 17 at Saint Barnabas Lane, and the building plan was approved as A1553-00408-2022-BP01 on 15 November 2023.
KSH Holdings Limited
Lead Joint Venture Partner, 49%: Construction and Project Delivery
KSH Holdings Limited is a construction, property development and property investment group incorporated in 1979 and listed on the Mainboard of the SGX-ST since 8 February 2007. KSH Holdings holds an A1 grading under BCA workhead CW01, the top grading available, which carries the ability to tender for public sector construction projects of unlimited value, and the group acts as main contractor for both public and private sector work in Singapore. Over more than four decades it has executed construction and real estate projects across Singapore, the United Kingdom, Australia, Japan, Malaysia and China, spanning residential, commercial, hospitality and mixed-use sectors.
Its BCA Construction Excellence Awards include those for the Fullerton Bay Hotel and NUS University Town’s Education Resource Centre in 2013, Madison Residences in 2014, and Mount Alvernia Hospital in 2016. On the residential side, projects delivered by the group and its joint venture vehicles include Riverfront Residences, High Park Residences, Park Colonial, Affinity at Serangoon, Rezi 24 and Sky Green. On the investment side, the group holds yield-accretive assets including the 36-storey Tianjin Tianxing Riverfront Square in China.
For a buyer assessing a developer on its delivery record rather than on adjectives, that award list is the more useful signal, because each entry is tied to a named project and a stated year rather than to a general claim of quality. A hotel, a hospital, an institutional campus building and a private residential tower place very different demands on a main contractor, and the group has been recognised on all four.
For more information, visit www.kimsengheng.com.
Ho Lee Group
Joint Venture Partner via H10 Holdings Pte. Ltd., 36%: Civil Engineering and Facade Specialisation
H10 Holdings Pte. Ltd., better known as Ho Lee Group, traces its history to a single entity carrying out general plumbing work in the early 1970s. Through Singapore’s construction expansion from the early 1970s to the early 1990s, the business grew into general building construction, specialised metal works, formwork fabrication, and the sale and rental of construction machinery. Those separate companies were grouped together in 1996 to form Ho Lee Group under a shared corporate culture.
The group expanded further through two acquisitions that matter for a project like this one. In 2005 it acquired Wee Poh Construction Co. (Pte) Ltd, a civil engineering construction company holding a BCA A1 grading, the highest grade, under workhead CW02. In 2007 it acquired Liang Huat Aluminium Ltd, an aluminium and curtain wall specialist listed on the Main Board of the Singapore Exchange. Beyond construction, the group has developed the Built-to-Order Mauser Factory in Tuas, The Watercolour Executive Condominium and The Heron Bay Executive Condominium, and was a major sponsor in the IPO listing of Viva Industrial Trust on the SGX in November 2013.
That combination sits close to the technical demands of this particular building. The Arcady’s facade is a modern form articulated with vertical and horizontal reinforced concrete fins, behind which full-height curtain wall is used to maximise views and daylight, extending to all bedrooms in the 3-bedroom types and above. In-house curtain wall and aluminium capability within the joint venture is therefore relevant to the single most visible element of the tower rather than to construction in the abstract.
For more information, visit www.holeegroup.com.sg.
SLB Development Ltd
Joint Venture Partner, 15%: Property Development and Fund Management
SLB Development Ltd is a diversified property developer with a track record across residential, mixed-use, industrial and commercial projects, ranging from small to large scale. Its history traces back to Lian Beng Group Ltd, one of Singapore’s major main contractors, established in 1973 and listed on the Mainboard of the Singapore Exchange since April 1999. SLB Development was spun off from Lian Beng and listed on the Catalist board of the Singapore Exchange in April 2018. That parentage is why the BCA register records Lian Beng Group Ltd rather than SLB Development among this project’s developer parties.
In 2019 the company diversified into fund management, forming partnerships with industry participants from the United Kingdom, Hong Kong and Australia in order to broaden its income streams and widen the range of real estate investment opportunities it could pursue. Its deliberately mixed portfolio, spread across several property classes rather than concentrated in one, is the mechanism by which it manages exposure to market cycles and regulatory change, and its management team has built working networks with developers and contractors extending to the PRC, the United Kingdom and Australia.
For more information, visit www.slbdevelopment.com.sg.
Park + Associates Pte Ltd
Project Architect: Design and Site Response
Park + Associates Pte Ltd was established in 1999 and works across residential and hospitality projects, with a stated emphasis on architecture that responds to its site context and to the individual client rather than to a recognisable house style. Completed residential work by Park + Associates includes Nyon, Parc Komo, 1953, Rezi 24, The Asana, Three 11 and 1919, alongside the Citadines Connect City Centre hotel.
The practice won the Typology, Private Residences category at the inaugural Architizer A+Firm Awards. Its Huangshan House was a finalist at the World Architecture Festival 2019, Second Nature at Mount Vernon was Highly Commended at the World Architecture Festival 2021, and Lichen took Interior Design magazine’s Best of Year award in 2018 in the on-the-boards category.
The appointment is not a first meeting. Rezi 24 was also a project of the developer partners behind this joint venture, so architect and developer have worked together before, and on this side of the city.
What the practice’s site-response approach produced at The Arcady shows up in three decisions rather than in a stated design philosophy. The tower is set at almost true north to south orientation so that every unit faces one way or the other, which is what makes a clean north band and south band possible instead of a mix of compromised facings. The facade is articulated with vertical and horizontal reinforced concrete fins in a dark, warm palette with textures drawn from the surrounding landscape, behind which full-height curtain wall is used to maximise views and daylight, extending to all bedrooms in the 3-bedroom types and above. And the landscape is interlocked with the architecture rather than applied to it: approximately 73 per cent of the site is landscape replacement area, distributed across four planted levels from the 1st Storey Landscape Deck up to a Roof Terrace roughly 91 metres above street level. That is what the development’s “a garden home, a home garden” framing refers to, and it is the clearest expression of the mountain-forest-in-an-urban-context concept the tower was designed around. Landscape design is by Ecoplan Asia Pte. Ltd.
For more information, visit www.parkassociates.com.sg.
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