Quick Answer
- The Urban Redevelopment Authority (URA) officially awarded the New Upper Changi Road residential site on 4 September 2026, confirming the winning bidder from the tender that closed on 1 September 2026.
- The site goes to United Venture Development (Daisy) Pte. Ltd. and CL Sapphire Pte. Ltd., a joint venture between UOL Group, CapitaLand Development and SingLand, at a tendered price of S$1,425,388,000.
- That works out to S$16,544.65 per square metre of gross floor area, equivalent to roughly S$1,537 per square foot per plot ratio (psf ppr), a new record for pure-residential land in Singapore’s Outside Central Region (OCR).
- The 99-year leasehold site spans 30,769.0 square metres with a maximum permissible gross floor area of 86,154 square metres, sufficient for a large residential development.
- The site was launched for tender on 15 May 2026 and closed on 1 September 2026 with four bids, the same result LovelyHomes reported at the time; today’s announcement makes the award official.
- The new psf ppr record beats Bedok Rise (awarded November 2025 at S$1,330 psf ppr) and Clementi Avenue 1 (awarded November 2023 at S$1,250 psf ppr), the two previous OCR pure-residential benchmarks.
- No project name, unit count, unit mix or launch date has been announced; this is a land award, not a new-launch sales announcement, and LovelyHomes will publish a dedicated project guide once the developer releases those details.
The Urban Redevelopment Authority has officially awarded the residential Government Land Sales site at New Upper Changi Road to a joint venture between UOL Group, CapitaLand Development and SingLand, confirming a result LovelyHomes flagged as likely when the tender closed on 1 September 2026. The award, announced 4 September 2026, sets a new benchmark price for pure-residential land in Singapore’s Outside Central Region and puts a large new housing site firmly into the development pipeline for the Bedok and Tampines corridor.
The Official Award, in Numbers
Per URA’s press release, the JV of United Venture Development (Daisy) Pte. Ltd. and CL Sapphire Pte. Ltd. was the highest tenderer at S$1,425,388,000 for the 99-year leasehold site, which sits on 30,769.0 square metres of land with a maximum permissible gross floor area of 86,154 square metres. That prices the land at S$16,544.65 per square metre of GFA, which converts to approximately S$1,537 per square foot per plot ratio, exactly matching the top bid figure reported when the tender closed on 1 September. The consistency between the closing-day bid and today’s official award confirms the earlier reporting and removes any uncertainty about whether the top bid would be formally accepted.
Why the Price Is a Record
At roughly S$1,537 psf ppr, this is the highest price ever paid for a pure-residential Government Land Sales site in the OCR, ahead of Bedok Rise (November 2025, S$1,330 psf ppr) and Clementi Avenue 1 (November 2023, S$1,250 psf ppr). A record OCR land price typically signals strong developer confidence in suburban demand and tends to set a higher cost floor for the eventual new-launch pricing at that site, though the final selling price a developer sets also depends on construction costs, financing conditions and market sentiment at the time of launch, all of which can shift in the two to three years between a land award and a project’s first sales weekend.
Summary Table
| Detail | Figure |
|---|---|
| Successful tenderer | United Venture Development (Daisy) + CL Sapphire (UOL / CapitaLand / SingLand JV) |
| Tendered price | S$1,425,388,000 |
| Price per sqm GFA | S$16,544.65 (~S$1,537 psf ppr) |
| Site area | 30,769.0 sqm |
| Max permissible GFA | 86,154 sqm |
| Tenure | 99-year leasehold |
| Tender launched / closed / awarded | 15 May 2026 / 1 Sep 2026 / 4 Sep 2026 |
What Happens Next
The following is informed speculation, not confirmed outcome. With the land formally awarded, the JV will typically spend the coming months on design and planning approvals before any showflat or launch date is announced, a process that has historically taken developers anywhere from one to two years for a site of this scale. LovelyHomes will publish a dedicated project guide, covering unit mix, indicative pricing and launch timing, once the developer releases that information; this GLS award on its own is not yet a new-launch project and carries no confirmed pricing or sales details.
Frequently Asked Questions
Who won the New Upper Changi Road GLS tender?
United Venture Development (Daisy) Pte. Ltd. and CL Sapphire Pte. Ltd., a joint venture involving UOL Group, CapitaLand Development and SingLand, at a tendered price of S$1,425,388,000.
Is S$1,537 psf ppr really a record?
Yes, for a pure-residential Government Land Sales site in the Outside Central Region, it beats the previous benchmarks of Bedok Rise (S$1,330 psf ppr, November 2025) and Clementi Avenue 1 (S$1,250 psf ppr, November 2023).
Does this record land price mean the future launch will be very expensive?
A record land price does tend to set a higher cost floor, but the eventual launch price also depends on construction costs, financing conditions and market sentiment at the time of launch, which can shift materially over the one to two years before a project is marketed.
What is the site’s tenure and size?
It is a 99-year leasehold site of 30,769.0 square metres, with a maximum permissible gross floor area of 86,154 square metres.
When will the new project be launched?
No launch date has been announced. Developers typically take one to two years after a land award to complete design, planning approvals and pre-launch marketing before a showflat opens.
Was this the only bid for the site?
No. The tender, which closed 1 September 2026, attracted four bids in total; United Venture Development (Daisy) and CL Sapphire submitted the highest.
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