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Commentary: The tussle over retail rents in Singapore cannot go on like this
Commentary: The tussle over retail rents in Singapore cannot go on like this

CNA

time3 days ago

  • Business
  • CNA

Commentary: The tussle over retail rents in Singapore cannot go on like this

SINGAPORE: When small, often well-loved, businesses shut citing rising rental costs – as Flor Patisserie did when it announced its Siglap outlet was closing after a 57 per cent rent hike – online reactions of sadness and anger tend to follow. Then come comments that this is just how the free market works: Rents go up when demand is high, and those who can't pay must move on. And it is also the market that will punish landlords when no one else is prepared to fork out an unrealistic asking rent. But that is more myth than reality. Many landlords can afford to wait for higher-paying tenants, often large chains, and may even prefer prolonged vacancies over leasing to independent businesses at lower rates. Amid this age-old tussle, we need to ask: How big is the problem and what retail environment does this create? THE ECONOMICS BEHIND THE HIKE On the surface, the data suggests that retails rents have not seen a dramatic increase. Based on the Urban Redevelopment Authority (URA)'s Retail Rental Index, rent in the Central Region has remained relatively flat since 2020, even trending slightly downward from a recent peak of 101 points in the last quarter of 2019 to 78.7 points in the first quarter of 2025. But there are two limitations to the data: The Retail Rental Index only reflects executed leases, not asking rents. If landlords are holding out for higher-paying tenants and choosing to leave units vacant, these rates won't show up in the index. The index also only tracks retail space in the Central Region and may mask sharp changes elsewhere, particularly in suburban neighbourhoods undergoing gentrification. From a landlord's and an economic perspective, raising rent is rational. In Singapore, rental income isn't just about steady cash flow; it directly influences a property's capital value. Higher rents can unlock better financing terms and increase resale potential, especially in areas where commercial space is scarce. In neighbourhoods like Siglap, where demand stays strong and supply is limited, even small rent hikes can significantly boost valuation. For example, if a landlord increases monthly rent by a relatively modest 10 per cent from S$10,000 to S$11,000, the estimated property value could go from S$3 million to S$3.3 million. This offers a powerful incentive to increase rents especially in anticipation of refinancing or resale. But what's rational on a spreadsheet often feels very different on the street. What adds value to an asset may subtract vibrancy from a neighbourhood, which can counterproductively hurt the retail experience and footfall. WHAT WE LOSE WHEN SMALL BUSINESSES GO Big chains and franchises may bring consistency and scale, and that makes it harder to offer a distinctive experience. Small businesses cannot compete on price alone, so they must offer something money can't buy. They reflect the needs, quirks and rhythms of the communities they serve. When small shops are run by founders in person, they often offer the rootedness and warmth that make a place memorable – they may know our names and our usual orders. Besides displacing existing small businesses, aggressive rent strategies also raise the barrier to entry for aspiring entrepreneurs, especially those without deep capital reserves. For many local founders, whether just starting out or choosing to remain small by design, the ability to secure a foothold in a neighbourhood is essential. There is a risk of losing intangible pieces of neighbourhood culture or killing the entrepreneurial spirit of homegrown businesses in the long run – and of neighbourhood offerings that start to look similar, just as we sometimes bemoan the 'cookie-cutter' shopping malls. INTERVENTION IS POSSIBLE This is by no means a challenge faced only by Singapore. Some big cities have stepped in to protect small businesses from being pushed out of their districts. In New York City, the pending Small Business Jobs Survival Act aims to give commercial tenants more bargaining power in negotiations and the right to renew leases on fair terms. In Seoul, the government has taken a more area-based approach. Some areas have been declared officially Commercial Area Preservation Zones, where rents are controlled and financial incentives offered for landlords who retain traditional or small-scale tenants. While such policies do have their challenges, including potential trade-offs in market efficiency and difficulties in evaluating their impact within broader urban regeneration efforts, they demonstrate that intervention is possible. SHOULD THE GOVERNMENT INTERVENE? Singapore's stance on commercial rents has long been laissez-faire with an emphasis on free markets. But intervention does not have to mean drastically deviating from these principles, provided it is scoped, spatially precise and transparently implemented. In addition to zoning or conservation tools that Singapore already uses, rent control or lease protection can be confined to specific precincts, such as URA's Identity Nodes already recognised as distinctive neighbourhoods or for specific types of businesses. These could include subsidies, right-of-renewal clauses or escalation caps to prevent excessive volatility. Singapore Tenants United for Fairness (SGTUFF), a cooperative of business owners, has suggested linking rent increases to the Consumer Price Index (CPI). This approach is worth exploring, as an appropriate peg could stabilise lease renewals while still preserving landlords' real returns. The CPI is a reasonable and transparent benchmark, reflecting general inflationary trends and cost-of-living pressures. Whether it is the most suitable peg, however, depends on context. In some cases, CPI alone may not capture the dynamics of high-demand retail corridors; in others, it may offer a fairer basis for negotiation. The key lies in identifying the right variation, such as pegging rent to the CPI plus a modest premium, or tailoring adjustments based on location or tenancy profile. Such frameworks could introduce predictability and fairness, without unduly distorting market mechanisms. Sceptics may argue that rent control depresses investment or viability. But this isn't blanket rent control. Not every retail rent hike warrants intervention. It's about being deliberate about where and how to intervene: Done right, it is a retail conservation mechanism, not market distortion. Such measures could also give small shops support and the breathing room to adapt during periods of volatility or transition beyond lease renewals, such as neighbourhood redevelopment or broader economic stress. Another suggestion has been to penalise landlords who leave retail spaces vacant for too long. While the market already penalises vacancy through lost rental income, some landlords, especially institutional or well-capitalised ones, may still hold out for premium tenants or higher rents. A modest vacancy surcharge or a tiered property tax is also worth considering. This isn't about punishing legitimate vacancy but about discouraging prolonged withholding of space in areas where demand from smaller or independent businesses exists but is priced out. This has been trialled or is under consideration in some cities. In San Francisco, an annual Commercial Vacancy Tax applies to ground-floor retail units left vacant for more than 182 days a year, with rates escalating in subsequent years. Early reports point to modest reductions in vacancy rates, though enforcement challenges remain. URBAN DESIGN AND BETTER DATA None of these ideas seeks to override market forces, only to temper them with better foresight, equity and care. Urban design has a role to play too. More flexible zoning could allow for underused office space to be repurposed as retail or community space, expanding room for independent businesses. Monitoring rents more locally would allow earlier smarter interventions. While URA's REALIS platform provides useful aggregated insights, it does not consistently offer rental data at the street or unit level for commercial properties. As a result, hyper-local rent spikes often lead to displacement. More transparent, timely and granular monitoring would support more responsive planning and targeted action. NOT JUST WHAT THE MARKET CAN BEAR At the end of the day, the tussle over retail rental hikes is not just about economics. It's about the kind of city we want to live in. Planners, policymakers and landlords need to shape this answer. It doesn't require abandoning market logic, only applying it with more sensitivity and nuance. Sometimes that means intervention. Sometimes it means asking not just what the market can bear but what the community can.

Work to build bridge linking Marina Centre and Gardens by the Bay to start in Q1 2026
Work to build bridge linking Marina Centre and Gardens by the Bay to start in Q1 2026

Straits Times

time5 days ago

  • Business
  • Straits Times

Work to build bridge linking Marina Centre and Gardens by the Bay to start in Q1 2026

URA said the bridge should make a visual statement in the Marina Channel and complement the design of the Benjamin Sheares Bridge. SINGAPORE – Work on a new pedestrian and cycling bridge in Marina Bay connecting Marina Centre to the Gardens by the Bay's Bay East Garden will start in the first quarter of 2026, with completion slated by 2029. The Urban Redevelopment Authority (URA) called a pre-qualification tender for the design and construction on July 17, requiring the structure to look simple, elegant and timeless, as well as have 'outstanding architectural merit'. The details came after an unveiling of these plans in URA's Draft Master Plan 2025 on June 25. According to tender documents published on government procurement portal GeBiz on July 17, the bridge will be built parallel to a section of the Benjamin Sheares Bridge linking Marina Centre to Tanjong Rhu. The bridge will facilitate the movement of pedestrians, cyclists and people with disabilities between Marina Centre and Bay East Garden, where the future Founders' Memorial will be situated, added URA. It said the bridge should also cater for mass events such as marathons, jogathons and walkathons. The bridge must be able to accommodate people mover systems such as buggies, to allow visitors to shuttle conveniently between Bay East Garden and the future Bay Central Garden at Marina Centre. Top stories Swipe. Select. Stay informed. Singapore SMRT to pay lower fine of $2.4m for EWL disruption; must invest at least $600k to boost reliability Singapore MRT service changes needed to modify 3 East-West Line stations on Changi Airport stretch: LTA Asia Live: Thailand-Cambodia border clashes continue for second day Singapore Etomidate found in blood of 2 people involved in fatal Punggol Road accident in May: HSA Singapore Vape disposal bins at 23 CCs for users to surrender e-vaporisers without facing penalties Singapore Fine for couple whose catering companies owed $432,000 in salaries to 103 employees Singapore Tipsy Collective sues former directors, HR head; alleges $14m lost from misconduct, poor decisions Singapore Kopi, care and conversation: How this 20-year-old helps improve the well-being of the elderly The Straits Times reported in 2022 that there were no immediate plans to develop the Bay Central Garden , which will feature a 3km waterfront promenade stretching from the Singapore Flyer area to Crawford Bridge in Kampong Bugis. Noting that the new bridge connecting the city to the East Coast area will be prominently positioned within the Marina Channel, URA said it will become a distinctive feature of the waterfront as it will be exceptionally visible from multiple vantage points. These points refer to a waterfront promenade at Marina Centre and the upcoming Bay East Garden in Gardens by the Bay, where residents and visitors gather for leisure. The authority added that the bridge will also form a backdrop for high-profile international events, including the Formula One Singapore Grand Prix and water sports competitions in the Marina Channel, so it must exhibit 'exceptional design excellence' to be on a par with the bridges nearby. Some bridges at the waterfront include the Jubilee Bridge, the Helix, the Benjamin Sheares Bridge and an upcoming one connecting Garden by the Bay's Bay South Garden and Bay East Garden. URA said the design of the new bridge should make a meaningful visual statement in the Marina Channel, while complementing the design of the Benjamin Sheares Bridge. It added that the deck – or walkway – of the bridge should have a 'lightweight appearance', as if it is floating above the water. The authority noted that while construction of the bridge is ongoing, the successful tenderer must still allow water-going vessels to travel along clear routes in the affected portion of the Marina Channel. The contractor should also ensure continuous public access – by foot or cycling – along a park connector network by maintaining alternative routes at Bay East Garden and Marina Centre. People now can get from Marina Centre to Bay East Garden via the Marina Barrage Dam. This route could take more than an hour by foot or around 20 minutes by cycling as it involves travelling down the Helix Bridge, along the waterfront of Gardens by the Bay, across the Marina Barrage Dam, and then along the waterfront of Bay East Garden. Alternatively, pedestrians can walk along the Benjamin Sheares Bridge, which is part of the East Coast Parkway expressway. This includes walking up and down several flights of stairs. The tender documents show that all construction work within the Marina Channel would need to be stopped during several upcoming large-scale international sporting events. These include the Asia Pacific Sprint Cup in April or May 2027, the Asian Dragon Boat Championships in October 2028, trial games for the 2029 SEA Games in the second half of 2028, as well as the SEA Games estimated to take place from June 2029, according to Sport Singapore. The tender documents also show that the Singapore Tourism Board requested a halt to structural work along or adjacent to the waterfront promenade eight weeks before and during the annual Formula One race periods. The other authorities involved as stakeholders in this tender include the National Parks Board that gave recommendations for the landscaping at both ends of the bridge, and national water agency PUB, which will oversee pollution control for the work. Another stakeholder is the Defence Science and Technology Agency (DSTA), which is currently involved in constructing NS Square at the former The Float @ Marina Bay site. This is because the appointed contractor will be sharing the only approved slipway along Republic Avenue with DSTA to carry out work. The scope of work listed in the tender includes the engagement of a lighting specialist to design night lighting for the bridge, a certified arborist and horticulturist to manage the trees, as well as a landscape specialist to design the greenery at both ends of the bridge. The tender for the design and construction of the bridge will close at 4pm on Aug 7.

A low-lying Asian country's defense against rising seas? Its very own ‘Long Island'
A low-lying Asian country's defense against rising seas? Its very own ‘Long Island'

CNN

time23-07-2025

  • Science
  • CNN

A low-lying Asian country's defense against rising seas? Its very own ‘Long Island'

Waterlogged parks, submerged underpasses and streets engulfed by knee-deep water — low-lying Singapore is no stranger to what experts call 'nuisance flooding,' which, though burdensome, poses no major threat to people or property. But in a tiny island nation that prides itself on long-term planning, the recent deluges are considered a harbinger of far worse things to come. The Southeast Asian city-state estimates that the surrounding seas could rise by 1.15 meters (3.8 feet) by the end of this century. In a 'high emissions scenario,' they could climb up to 2 meters (6.6 feet) by 2150, according to the latest government projections. Combined with extreme high tides and storm surges, sea levels may sometimes exceed today's by up to 5 meters — higher than around 30% of Singapore. The proposed solution? An 8-mile-long string of inhabitable artificial islands that will double as a seawall protecting the 31-mile-wide country's entire southeastern coast. Dubbed 'Long Island' — a working title, for now — the project will likely take decades and billions of dollars to complete. The plan would see around 3 square miles of land (two and a half times the size of New York's Central Park) reclaimed from the Singapore Strait. The idea dates to the early 1990s, though it has gained significant momentum in recent years. In 2023, Singapore's urban planning agency, the Urban Redevelopment Authority (URA), unveiled an initial blueprint comprising three tracts of land connected by tidal gates and pumping stations. Engineering and environmental studies are underway, meaning the islands' shape and position remain subject to change. But there appears to be little doubt among officials that the plans will, in some form or another, go ahead later this century. 'It's a very ambitious proposal,' said Adam Switzer, a professor of coastal science at the Asian School of the Environment at Singapore's Nanyang Technological University (NTU). 'And it's really a testament to the way that Singapore takes long-term planning into consideration for almost everything that it does.' Singaporean officials say they considered a basic seawall but wanted to retain residents' access to the coast. The URA's plan would create over 12 miles of new waterfront parks, with land also likely available for residential, recreational and commercial use. Lee Sze Teck, a consultant at Singapore-based real estate firm Huttons Asia, told CNN via email that Long Island offers the 'potential to build between 30,000 and 60,000 homes' in both low- and high-rise housing projects. Land in Singapore, one of the world's most expensive property markets, is notoriously scarce. As such, creating space for housing ensures the project 'can serve the community in a variety of different ways,' said NTU's Switzer. And there is another geographical vulnerability the proposal helps mitigate: Singapore's water shortage. Despite its tropical climate and heavy investment in desalination plants, the country has long relied on imported water (piped over the border from neighboring Malaysia's Johor River) to meet demand. But amid ongoing disgruntlement among Malaysian officials over the decades-old deal — and with Singapore's water use set to double by 2065 — self-sufficiency is a geopolitical priority. By connecting to the mainland at each end, Long Island would create a huge new reservoir, trapping freshwater that would otherwise be discharged into the sea. Switzer, who advises government agencies but is not directly involved in the project, said the proposal could make a 'major contribution' to Singapore's soaring water needs. 'The government is looking for as many wins as possible,' he added. 'It's not just about coastal defense.' Officials say they expect Long Island to take 'a few decades' to plan, design and implement. Once the land is reclaimed, it will then be years, or even decades, before it has settled enough to build on. Singapore's government is throwing its weight behind Long Island as an illustration of its long-term vision — a common theme in the island's politics. (The country's founding father and first prime minister, Lee Kuan Yew, famously said, 'I am calculating not in terms of the next election … I am calculating in terms of the next generation; in terms of the next 100 years; in terms of eternity.') Lee's eldest son and later prime minister, Lee Hsien Loong, said in 2019 that protecting the country against rising seas could take 100 billion Singapore dollars ($78 billion) over the next century. Earlier this year, his ruling People's Action Party — which has won every election since Singapore's independence in 1965 — featured Long Island prominently in its election manifesto, with the younger Lee's successor, Lawrence Wong, also personally backing the project. Land reclamation has always been central to Singapore's futureproofing efforts. The country's total area is, today, 25% larger than when colonialist Sir Stamford Raffles established it as a trading post for the British East India Company in the early 19th century. Indeed, the coast Long Island will be built off was itself reclaimed during the so-called 'Great Reclamation' of the 1960s and 1970s, when almost 6 square miles of new land, including a long stretch of beach, was created in the country's east. Land reclamation comes with its own political and environmental challenges, however. The process requires huge amounts of infill (Long Island would need 240 million metric tons of it, by one estimate) which traditionally consists of imported sand. But the major Southeast Asian exporters, Indonesia, Malaysia, Cambodia and Vietnam, have all at various times banned sand exports, citing environmental concerns over its excavation. Singapore is currently exploring alternatives that would reduce dependence on its neighbors. Research is currently underway, for instance, to see if ash from incinerated landfill could be used, alongside soil and construction debris, instead. Nature Society Singapore has meanwhile expressed a range of environmental concerns, including the impact of land reclamation on the area's horseshoe crabs, hawksbill turtles and nesting Malaysian plovers. Various other low-lying nations are — or are considering — using land reclamation to mitigate the effects of climate change. Indonesia's proposal for a giant seawall protecting its capital, Jakarta, remains mired in heated political debate more than a decade after the first plans were unveiled. Thailand and the Maldives are among the other countries to have suggested island-building as a response to rising sea levels. In Denmark, construction of a controversial 271-acre artificial peninsula protecting the capital, Copenhagen, from severe flooding began in 2022, though it is still the subject of ongoing protests. By contrast, there has been little significant opposition to Singapore's Long Island thus far. Flood resilience appears to be a priority in a country that has spent 2.5 billion Singapore dollars ($1.9 billion) improving its drainage infrastructure since 2011. The scheme may be the poster child for coastal resilience, but NTU's Switzer said the wider strategy could encompass everything from sediment realignment to 'nature-based solutions,' like building oyster beds or extending mangroves and offshore reefs. 'Long Island is just one part of a much, much bigger picture,' he added. 'As a low-lying nation, incredibly dependent on our coastline, it has to be at the forefront of everybody's thinking.'

A low-lying Asian country's defense against rising seas? Its very own ‘Long Island'
A low-lying Asian country's defense against rising seas? Its very own ‘Long Island'

CNN

time23-07-2025

  • Science
  • CNN

A low-lying Asian country's defense against rising seas? Its very own ‘Long Island'

Waterlogged parks, submerged underpasses and streets engulfed by knee-deep water — low-lying Singapore is no stranger to what experts call 'nuisance flooding,' which, though burdensome, poses no major threat to people or property. But in a tiny island nation that prides itself on long-term planning, the recent deluges are considered a harbinger of far worse things to come. The Southeast Asian city-state estimates that the surrounding seas could rise by 1.15 meters (3.8 feet) by the end of this century. In a 'high emissions scenario,' they could climb up to 2 meters (6.6 feet) by 2150, according to the latest government projections. Combined with extreme high tides and storm surges, sea levels may sometimes exceed today's by up to 5 meters — higher than around 30% of Singapore. The proposed solution? An 8-mile-long string of inhabitable artificial islands that will double as a seawall protecting the 31-mile-wide country's entire southeastern coast. Dubbed 'Long Island' — a working title, for now — the project will likely take decades and billions of dollars to complete. The plan would see around 3 square miles of land (two and a half times the size of New York's Central Park) reclaimed from the Singapore Strait. The idea dates to the early 1990s, though it has gained significant momentum in recent years. In 2023, Singapore's urban planning agency, the Urban Redevelopment Authority (URA), unveiled an initial blueprint comprising three tracts of land connected by tidal gates and pumping stations. Engineering and environmental studies are underway, meaning the islands' shape and position remain subject to change. But there appears to be little doubt among officials that the plans will, in some form or another, go ahead later this century. 'It's a very ambitious proposal,' said Adam Switzer, a professor of coastal science at the Asian School of the Environment at Singapore's Nanyang Technological University (NTU). 'And it's really a testament to the way that Singapore takes long-term planning into consideration for almost everything that it does.' Singaporean officials say they considered a basic seawall but wanted to retain residents' access to the coast. The URA's plan would create over 12 miles of new waterfront parks, with land also likely available for residential, recreational and commercial use. Lee Sze Teck, a consultant at Singapore-based real estate firm Huttons Asia, told CNN via email that Long Island offers the 'potential to build between 30,000 and 60,000 homes' in both low- and high-rise housing projects. Land in Singapore, one of the world's most expensive property markets, is notoriously scarce. As such, creating space for housing ensures the project 'can serve the community in a variety of different ways,' said NTU's Switzer. And there is another geographical vulnerability the proposal helps mitigate: Singapore's water shortage. Despite its tropical climate and heavy investment in desalination plants, the country has long relied on imported water (piped over the border from neighboring Malaysia's Johor River) to meet demand. But amid ongoing disgruntlement among Malaysian officials over the decades-old deal — and with Singapore's water use set to double by 2065 — self-sufficiency is a geopolitical priority. By connecting to the mainland at each end, Long Island would create a huge new reservoir, trapping freshwater that would otherwise be discharged into the sea. Switzer, who advises government agencies but is not directly involved in the project, said the proposal could make a 'major contribution' to Singapore's soaring water needs. 'The government is looking for as many wins as possible,' he added. 'It's not just about coastal defense.' Officials say they expect Long Island to take 'a few decades' to plan, design and implement. Once the land is reclaimed, it will then be years, or even decades, before it has settled enough to build on. Singapore's government is throwing its weight behind Long Island as an illustration of its long-term vision — a common theme in the island's politics. (The country's founding father and first prime minister, Lee Kuan Yew, famously said, 'I am calculating not in terms of the next election … I am calculating in terms of the next generation; in terms of the next 100 years; in terms of eternity.') Lee's eldest son and later prime minister, Lee Hsien Loong, said in 2019 that protecting the country against rising seas could take 100 billion Singapore dollars ($78 billion) over the next century. Earlier this year, his ruling People's Action Party — which has won every election since Singapore's independence in 1965 — featured Long Island prominently in its election manifesto, with the younger Lee's successor, Lawrence Wong, also personally backing the project. Land reclamation has always been central to Singapore's futureproofing efforts. The country's total area is, today, 25% larger than when colonialist Sir Stamford Raffles established it as a trading post for the British East India Company in the early 19th century. Indeed, the coast Long Island will be built off was itself reclaimed during the so-called 'Great Reclamation' of the 1960s and 1970s, when almost 6 square miles of new land, including a long stretch of beach, was created in the country's east. Land reclamation comes with its own political and environmental challenges, however. The process requires huge amounts of infill (Long Island would need 240 million metric tons of it, by one estimate) which traditionally consists of imported sand. But the major Southeast Asian exporters, Indonesia, Malaysia, Cambodia and Vietnam, have all at various times banned sand exports, citing environmental concerns over its excavation. Singapore is currently exploring alternatives that would reduce dependence on its neighbors. Research is currently underway, for instance, to see if ash from incinerated landfill could be used, alongside soil and construction debris, instead. Nature Society Singapore has meanwhile expressed a range of environmental concerns, including the impact of land reclamation on the area's horseshoe crabs, hawksbill turtles and nesting Malaysian plovers. Various other low-lying nations are — or are considering — using land reclamation to mitigate the effects of climate change. Indonesia's proposal for a giant seawall protecting its capital, Jakarta, remains mired in heated political debate more than a decade after the first plans were unveiled. Thailand and the Maldives are among the other countries to have suggested island-building as a response to rising sea levels. In Denmark, construction of a controversial 271-acre artificial peninsula protecting the capital, Copenhagen, from severe flooding began in 2022, though it is still the subject of ongoing protests. By contrast, there has been little significant opposition to Singapore's Long Island thus far. Flood resilience appears to be a priority in a country that has spent 2.5 billion Singapore dollars ($1.9 billion) improving its drainage infrastructure since 2011. The scheme may be the poster child for coastal resilience, but NTU's Switzer said the wider strategy could encompass everything from sediment realignment to 'nature-based solutions,' like building oyster beds or extending mangroves and offshore reefs. 'Long Island is just one part of a much, much bigger picture,' he added. 'As a low-lying nation, incredibly dependent on our coastline, it has to be at the forefront of everybody's thinking.'

Commentary: As Singapore builds up, can it hold on to its memories?
Commentary: As Singapore builds up, can it hold on to its memories?

CNA

time21-07-2025

  • Business
  • CNA

Commentary: As Singapore builds up, can it hold on to its memories?

SINGAPORE: When the Urban Redevelopment Authority (URA) launched its draft master plan last month, most of the conversation focused on how many new homes would be built – at least 80,000 in more than 10 new neighbourhoods over the next 10 to 15 years. It's not surprising. In land-scarce Singapore, housing is one of the most talked about and debated topics. But tucked away in the 47-point media release and stack of annexes was a concept for several so-called 'identity corridors' that were first introduced in URA's Long-Term Plan Review in 2022. What are identity corridors? And how can they help foster Singapore's national and urban identity? CITIES REPRESENT SOCIAL IDENTITY In their 2013 book The Spirit of Cities: Why the Identity of a City Matters in a Global Age, political scientists Daniel A Bell and Avner de-Shalit argue that every city expresses a set of distinctive values or ethos. In that book, Singapore is strongly associated with the ethos of nation-building. This too, is hardly surprising. Singapore's position as a thriving and liveable global city today is very much an outcome of our nation-building efforts. The outcome of these efforts is clear. The IMD World Competitiveness Index 2025 ranks us as the second most competitive economy in the world. But this progress comes with big changes. As Singapore's economy grew rapidly, so too did the changes in its urban landscape. The kampungs that dotted our island made way for high-rise public housing with cleaner and more modern living conditions. The old National Library building, much-beloved by students and readers of that era, gave way for the Fort Canning Tunnel. In some instances, brand new spaces were created to cater to our socio-economic needs. For instance, the Marina Bay district was developed as an extension of the Central Business District (CBD), which had become increasingly crowded as global banks and corporations flocked to Singapore during its rapid growth as a financial hub through the 1990s and 2000s. This is not unique to Singapore. In many cities, rapid economic development can result in equally rapid changes in the urban landscape. These can have implications for a city's social fabric. For instance, Google's entry into Zurich has given rise to extensive gentrification and a spike in housing costs and consequent public unhappiness and protests. Protesters blamed large banks and companies for driving up housing costs and accessibility. In land-constrained cities, heritage sites and buildings can be particularly vulnerable in the face of rapid economic and urban transformation. A 2024 report by the World Monuments Fund identified rapid urbanisation and overtourism as top threats to heritage conservation. At the same time, cities cannot survive without economic growth. The first cities of the world had emerged due to the confluence of economic and human activity within their boundaries. Cities today continue to thrive as key nodes in global trade and finance. Even as Singapore continues to grow as a major economic and financial hub, it will need to preserve aspects of the city that reflect citizens' memories, identity and aspirations. PRESERVING SINGAPORE'S ZEITGEIST In response to a question that was posed to me during the launch of the 2025 draft master plan, I had mentioned that '(w)e want to plan for our future climate needs, our socio-economic needs; but at the same time, we want to preserve some of the spaces that sort of define the zeitgeist of Singapore'. Like Bell and de-Shalit, I too feel that Singapore's identity is very much defined by our nation-building efforts. It is therefore important that we conserve some of the spaces that have played key roles in our nation-building story. The NatSteel building that was recently proposed for conservation is a good example of this. However, Singapore's national identity is much more than our nation-building journey, important as that may be. It comprises a rich tapestry of cultural practices and lived experiences that have accreted over multiple generations. This is where the URA's identity corridors will play an important role in conserving and even enhancing the identity and heritage that already exist in many of our iconic spaces and neighbourhoods. For instance, the Historic East corridor includes culturally rich and ethnically diverse neighbourhoods such as Geylang Serai, Joo Chiat and Katong. By linking up these neigbourhoods, the Historic East identity corridor provides a more cohesive and integrated experience of these neighbourhoods' heritage and identity. This can in turn generate greater interactions between visitors and residents and interest in the traditional crafts and food that continue to be found in these neighbourhoods. Think you know all about Katong-Joo Chiat? There's so much more to discover! From old-school charm to modern experiences, go on an exciting adventure with Toufiq, our urban designer, and local heritage business owner Michael as they reveal the best-kept secrets of the Historic East Corridor. Have ideas to shape the future of our Identity Corridors? Sign up for our visioning workshops at: #DMP2025 #SpaceForOurDreams #IdentityCorridors #Katong #JooChiat #ExploreSG Posted by Urban Redevelopment Authority on Wednesday, November 13, 2024 Cities are much more than just buildings and infrastructure. They are living repositories of the shared memories, stories and traditions of the people who live in them. The two need not be mutually exclusive. Through sensitive urban planning, our built environment can be planned and designed to highlight and enhance our rich cultural heritage and foster a sense of belonging among residents. Even as Singapore continues to experience rapid economic and urban transformation, there remains a need to preserve and grow the Singaporean spirit or zeitgeist. This means ensuring a lived environment that both protects and expands on our rich cultural identity. Dr Woo Jun Jie is Senior Lecturer at the Lee Kuan Yew School of Public Policy, National University of Singapore. He researches global cities in Asia, with a strong focus on urban governance, policy design and economic development. He is the author of several books on the emergence and development of global financial hubs in Asia.

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