Gazalle Mok.jpg

Gazalle Mok

Partner

Practice Area:

Corporate Real Estate

LLB (Hons), National University of Singapore
Advocate & Solicitor, Singapore

T +65 6232 0951
E gazalle.mok@rajahtann.com

Gazalle Mok is a partner in Rajah & Tann Singapore’s Corporate Real Estate practice.

Gazalle has been a real estate lawyer for more than 15 years. Her extensive experience in the legal aspects of real estate includes sale and purchase of commercial and industrial buildings, acquisitions via government land sales, development projects for residential, commercial, medical and mixed use buildings, commercial leasing, mortgage loans (both conventional and Islamic financings) and real estate investment trust (REIT) transactions.

Experience

Gazalle’s experience includes acted / acting for:

  • Areca Investment Pte Ltd, a wholly-owned subsidiary of CapitaLand’s CRL Realty Pte Ltd in the purchase of all the strata lots and common property in the residential development known as Pearl Bank Apartments, situated at 1 and 1A Pearl Bank, Singapore 169016 and 169017 through a private treaty collective sale. The landmark horseshoe-shaped 288-unit 99-year leasehold development in centrally located District 3, which is zoned as “Residential” under the 2014 Master Plan, was acquired by Areca Investment Pte Ltd –– for a total consideration of S$728 million. 
  • FEC Skyline Pte Ltd in the collective acquisition of all the strata units and common property at the freehold residential developments known as The Estoril and Hollandia comprising 44 strata units and 48 units respectively in the Holland Road area at an aggregate consideration of $393.15 million.
  • All registered owners in the collective sale of all the strata lots and common property in the residential development known as Park House, situated at 21 Orchard Boulevard, Singapore 248645. The 60-unit freehold development in District 10, which is zoned as “Residential” under the 2014 Master Plan, was sold to Shun Tak Cuscaden Residential Pte. Ltd. – a wholly-owned subsidiary of Hong Kong-listed Shun Tak Holdings – for a total consideration of more than S$375 million, which translates to a record price of S$2,910 per square foot per plot ratio, on the maximum allowable gross floor area of 129,035 square feet. The sale garnered 100% consensus amongst all the registered proprietors of the development. 
  • RHB Bank in what appears to be the world’s largest Islamic bilateral hotel financing deal and involving the Royal Group. This deal, which is Singapore’s first Islamic real estate financing in the core central business district, is also a landmark deal as in the past hospitality-related assets were considered taboo to be used for Islamic financing as not all income is deemed to be Shariah compliant. RHB Bank Berhad granted commodity murabahah term financing facilities allowed under Shariah laws to the Royal Group to refinance the past acquisition of Sofitel SO, a luxury hotel valued at S$300 million located in a prime location, secured by a suite of securities including the mortgage of the hotel, approved by the Shariah board. 
  • The owners of the strata units in the development known as Mayfair Gardens in the collective sale of all the strata units in the said residential development comprising 124 strata lots and situated at 2, 4, 6, 8, 10, 12 and 14 Rifle Range Road, Singapore, off Dunearn Road. The private residential estate has a total site area of 19,368 square metres, and comprises six walk-up blocks with units ranging from 100 to 200 square metres in floor area, with the land zoned “Residential” under the 2014 Master Plan. It was sold for S$311 million, to Citrine Property Pte. Ltd. – a wholly-owned subsidiary of Oxley Holdings Limited. The sale garnered over 90% consensus amongst all the registered proprietors of the development, and Involves the application to the Strata Titles Boards under the Land Titles (Strata) Act and the sale was sanctioned by the Board. 
  • CDL Regulus Pte Ltd in the acquisition of 99 years leasehold residential land parcel at Handy Road with a land area of 4,796.2 square metre by way of a public land tender from URA and the successful bid of $212.2 million. 
  • Evia Real Estate (8) Pte Ltd, H10 Holdings Pte Ltd and Malaysia’s public listed company, Gamuda Bhd (“Companies in the acquisition of a 99 years leasehold residential land parcel at Anchorvale Crescent by way of a public land tender from HDB and the successful bid of S$318.89 million. 
  • A subsidiary of the Royal Group in the acquisition of the property situated at 12 Orange Grove, Singapore 258353, also known as Darby Park Executive Suites, from the Bursa Malaysia-listed Sime Darby Property Berhad. Located in one of Singapore’s most prestigious precincts, the six-storey Darby Park Executive Suites consists of 75 exclusive serviced apartments and was transacted for a consideration of $93 million. Although the 2014 Master Plan Zoning of the property is “Residential”, we successfully obtained approval for our clients from the Ministry of Finance for the remission of Additional Buyer’s Stamp Duty and the difference in Buyer’s Stamp Duty payable for residential and non-residential properties, under Section 74 of the Stamp Duties Act (Chapter 312 of Singapore). 
  • TSKY Cairnhill Pte Ltd in the acquisition of all the strata units and common property at the development known as Cairnhill Heights, a freehold residential development at 16 Cairnhill Rise at the consideration of S$72.6 million through a private treaty collective sale. 
  • Jerwyn Pte Ltd, a subsidiary of SC Global Group in the collective acquisition of all the strata units and common property at the development known as Jervois Gardens at S$72 million and the subsequent termination of the strata subdivision of the strata units in the said development. 
  • K16 Development Private Limited in the collective acquisition of all the strata units and common property at the development known as POMEX Court, a three-storey, freehold, walk-up residential development in the Joo Chiat area at the consideration of S$37.6 million. 
  • Jerwyn Pte Ltd in the in the getting-up for the launch of the development known as Petite Jervois comprising about 55 private residential units and overseeing the downstream sale of the development project sales the development. 
  • TE2KS-RH Pte Ltd in the collective acquisition of all the strata units at the development and common property known as The Wilshire along Farrer Road at S$98.8 million and the subsequent termination of the strata subdivision of the strata units in the said development.
  • LN Development (Stirling) Pte. Ltd. which is a company jointly owned by Logan Property Group which is listed in the Hong Kong Stock Exchange and Nanshan Group Singapore Co. Pte. Ltd. in the acquisition of the government land site at Stirling Road with a land area of 227,221 square feet. The successful bid is the first ever bid for a residential government land site that crosses over the S$1 billion mark.
  • LN Development (Stirling) Pte. Ltd. in the in the getting-up for the launch of the development known as Stirling Residences comprising about 1,000 private residential units and overseeing the downstream sale of the development project sales the development. 
  • RH Guillemard Pte Ltd in the getting-up for the launch of the residential development known as Arena Residences comprising 98 residential units and overseeing the downstream sale of the development.
  • Centra East Development Pte Ltd in the getting-up for the launch of the residential development known as The Ramford comprising 14 private residential units and a pair of semi-detached houses and overseeing the downstream sale of the development and the semidetached houses.
  • Fernvale Green Pte Ltd, a subsidiary of Sing Holdings in the getting-up for the launch of the residential development known as Parc Botannia comprising 735 residential units and overseeing part of the downstream sale of the development.
  • An MNC in the disposal of a JTC industrial building at Tai Seng Link, Singapore.
  • A state owned company in the Gulf region in the property aspect of acquisition of land together with the petrochemical complex situated in Jurong Island pursuant to its acquisition of shares in a major petrochemical company in Singapore.
  • Subsidiary proprietors in an en-bloc sale of a mixed development (ie. residential and retail units) along Balestier Road, Singapore.
  • Subsidiary proprietors in the abortive en-bloc sale of a 209 residential development at South Buona Vista Road, Singapore.
  • Local hotel group in the en bloc acquisition of 15 landed residential properties for development as a hotel at Jalan Sultan, Singapore.
  • Local hotel group in the upgrading of State Lease and construction loan in respect of their hotel development at South Bridge Road, Singapore.
  • Local hotel group in the acquisition and mortgage of a row of shophouses along Hong Kong Street, Singapore for development as a hotel.
  • Local hotel group in the negotiation with a hotel management company for the management of a business hotel at North Bridge Road, Singapore.
  • Local hotel group in the financing of acquisition of a hotel in Bangkok, Thailand via share sale and purchase.
  • Local small and medium-sized enterprise in the acquisition and lease of a commercial cum industrial building at Kaki Bukit, Singapore.
  • Pristine Islands Investment (Maldives) Private Limited in the negotiation with ACCOR of the hotel consultancy services agreement and hotel management contract for the two international beach resorts under the ACCOR brand standards of “Pullman” and “Mecure” in Maldives.
  • Public listed company in the disposal of a HDB industrial building at Marsiling Road, Singapore.
  • Vector Aerospace Helicopter Services Inc in the structuring and negotiation of a sale and lease back of a piece of aerospace land in Canada.
  • Vector Aerospace Asia Pte. Ltd in the structuring and negotiation of a sale and lease back of a Jurong Town Corporation aerospace land at Seletar, Singapore.
  • Local SME in the acquisition of a shophouse at Stanley Street, Singapore by way of shares acquisition and the reviewing of the financing documents and the getting up for the drawdown of the facilities granted by the bank.
  • REIT trustees in the property aspects of acquisition and disposal of properties like reviewing, drafting and advising trustees on the contents of the Sale and Purchase Agreements, preparing and reviewing property due diligence reports, reviewing of property management agreements, electricity supply and connection agreements and drafting of occupation agreements (eg. acquisition and lease of Iluma, Marina Bay Finance Centre, VivoCity, Clark Quay, 1 George Street, The Atrium@Orchard and acted for trustees in the 1st Sharia Compliant Reit). 
  • Offshore Investment Bank in negotiation of long term leases in prime commercial properties that were either completed or under construction (eg. acted for major financial institutions in the long term leases of premises at Marina Bay Finance Centre, The Atrium@Orchard, Eightrium@ Changi Business Park and One Raffles Quay while they were still under construction. The value of each of the leases was worth a few millions dollars of rental per annum). 
  • Prominent Plaza Investment Private Limited in the drafting of template leases for commercial building at 380 Arc. 
  • Perennial (Somerset) Pte Ltd in the getting-up for the launch of the commercial development comprising 150 units which include both offices and medical suites, overseeing the downstream sale of the development and in the drafting of template leases for commercial building at TripleOne@Somerset.
  • Plaza Ventures Pte Ltd in the getting-up for the launch of the commercial development known as GSH Plaza comprising 280 office units, overseeing the downstream sale of the development and in the drafting of template leases for the commercial building.
  • LVND Investments Pte Ltd in the getting-up for the launch of the development known as Macpherson Mall which had a number of unique issues to be dealt with like the uncertainty in the number of units, size, share values and the configuration of the building at the time of the launch, overseeing the downstream sale of 83 retail units in the development and in the drafting of template leases for the shopping mall. 
  • FEC Skyline Pte Ltd (formerly, Tang Skyline Pte Ltd in the acquisition of a 99 years leasehold residential land parcel with commercial uses at 1st storey at Alexandra View, Singapore by way of public land tender from Urban Redevelopment Authority and the successful bid was S$376.88 million. Tang Skyline is a company jointly owned by both Tang City Holdings Pte Ltd. and Gigantic Global Limited (collectively, “Companies”) and both companies are in turn wholly owned subsidiaries of public companies listed in the Hong Kong Stock Exchange. The development is for residential and commercial use with around 400 to 450 residential units and the commercial component will include a supermarket and an infant care/childcare centre. 
  • Evia Real Estate, Greatearth and Malaysia’s public listed company, Gamuda Bhd (“Companies in the acquisition of a 99 years leasehold residential land parcel at Toa Payoh Lorong 4/Lorong 6, Singapore by way of a public land tender from HDB and the successful bid of S$345.86 million. 
  • Creative Investments Pte Ltd in the acquisition of 31 Newton Road to be amalgamated with 29 Newton Road for redevelopment into a 54 units of housing development. Creative Investment Pte Ltd is a wholly owned subsidiary of Amara Holdings Limited.
  • Fortune Properties Pte Ltd in the getting-up for the launch of the residential development known as Adana@Thomson comprising 74 residential units and overseeing the downstream sale of the development.
  • Feature Development Pte Ltd in the getting-up for the launch of the commercial development known as Centrium Square, comprising 231 medical, office and retail units and overseeing the downstream sale of the development. 
  • Malaysian Bank in the structuring of Shariah compliant finance products for offering to the public in respect of financing of acquisition and refinancing of residential properties in Singapore.
  • RB Capital Pte Ltd in the restructuring of the conventional corporate loans from Malayan Banking Berhad and successfully restructured/converted into Shariah compliant financing facilities for the purposes of financing the customer’s working capital in the management of a business hotel in Clarke Quay, Singapore. 
  • CIMB Bank Berhad (“Bank”) and TG Group of Companies (“Company”)in the refinancing of 2 stacks of residential properties owned by the Company via commodity murabaha term financing facilities allowed under the Shariah laws. The aggregate facility value is in excess of S$105 million was granted by the Bank via commodity murabaha term financing facilities allowed under the Shariah laws. Also assisted in the preparation of the template documents for the Bank in respect of their corporate Islamic Financing secured by real estate properties.
Memberships/Directorships
  • Member, Law Society of Singapore 
  • Member, Singapore Academy of Law