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URA Launches Two New GLS Sites in May 2026: Berlayar Drive and New Upper Changi Road — 1,425 Homes in the Pipeline

URA Launches Two New GLS Sites in May 2026: Berlayar Drive and New Upper Changi Road — 1,425 Homes in the Pipeline

by | May 25, 2026 | GLS & Land Sales, Investment Analysis, Market News, Price Trends, Property Investment, Property News

⚡ Quick Answer — URA Berlayar Drive & New Upper Changi Road GLS Launch

  • The Urban Redevelopment Authority (URA) launched two new residential Government Land Sales (GLS) sites in May 2026 — at Berlayar Drive (District 3, Bukit Merah) and New Upper Changi Road (District 16, Bedok).
  • Berlayar Drive is a 271,929 sqft site with GPR 1.4, expected to yield ~415 homes; tender closes 4 August 2026.
  • New Upper Changi Road is a larger 331,194 sqft site with GPR 2.8, potentially yielding ~1,010 homes — a future mega-development; tender closes 1 September 2026.
  • Both sites are 99-year leasehold; no land price benchmark yet — developers submit sealed bids by the respective tender close dates.
  • Berlayar Drive sits within the Greater Southern Waterfront (GSW) transformation corridor — one of Singapore’s most significant long-term urban rejuvenation projects.
  • New Upper Changi Road is the first large OCR residential GLS site in Bedok since the Bayshore Drive parcel (Vela Bay, awarded 2025), bringing much-needed OCR supply to the eastern region.
  • Together, both sites add 1,425 estimated units to the 1H 2026 GLS pipeline, contributing to MAS and URA’s stated goal of maintaining adequate private housing supply.

URA Launches Two New Residential GLS Sites in May 2026

The Urban Redevelopment Authority (URA) released two residential sites for sale by public tender in May 2026 under the 1H 2026 Government Land Sales (GLS) programme — at Berlayar Drive in Bukit Merah and New Upper Changi Road in Bedok. The launch adds approximately 1,425 private homes to the confirmed list supply pipeline, reinforcing the government’s commitment to ensuring adequate housing supply as private residential prices continue to be closely monitored by both URA and the Monetary Authority of Singapore (MAS).

The two sites are markedly different in character. Berlayar Drive is a smaller, low-density waterfront parcel within the emerging Berlayar estate — part of the broader Greater Southern Waterfront transformation masterplan. New Upper Changi Road is a high-density OCR site that could become one of Singapore’s largest single condominium developments, with analysts projecting 1,000 or more units. Both sites will be sold by closed tender, with bids evaluated on the highest price basis subject to the technical conditions of tender.

Berlayar Drive vs New Upper Changi Road GLS site comparison 2026 — area, GPR, units, tenure, tender dates
Figure 1: Site-by-site comparison — Berlayar Drive (D3 RCR, ~415 units, tender 4 Aug 2026) vs New Upper Changi Road (D16 OCR, ~1,010 units, tender 1 Sep 2026). Source: URA GLS Programme 1H 2026.

Berlayar Drive — Waterfront Living at the Edge of the Greater Southern Waterfront

The Berlayar Drive site is located in the Bukit Merah planning area (District 3), adjacent to Telok Blangah MRT station on the Circle Line (CC29). The site forms part of the nascent Berlayar estate, a new residential precinct being carved out from the southern edges of Bukit Merah and Telok Blangah, with proximity to the Southern Ridges park connector system, Henderson Waves, and the Labrador Nature Reserve.

At 271,929 sqft with a gross plot ratio of 1.4, the Berlayar Drive site is notably low-density for a Singapore residential GLS parcel — reflecting URA’s planning intent to create a mid-rise, waterfront-adjacent neighbourhood rather than another high-rise tower cluster. The estimated 415 units would make this a boutique-to-mid-sized development, and the lower density is expected to attract premium pricing from developers given the site’s proximity to the Southern Waterfront and the overall scarcity of new residential supply in D3.

The Greater Southern Waterfront (GSW) masterplan — one of Singapore’s most ambitious urban transformation programmes — encompasses a 30km waterfront stretch from Pasir Panjang to Marina East, including the relocation of Tanjong Pagar Terminal (to Tuas by 2027), the repurposing of Pulau Brani, and the creation of new waterfront precincts at Keppel, Mount Faber, Berlayar, Labrador and Pasir Panjang. Berlayar Drive sits directly within this transformation zone. Industry analysts expect the developer to price land at S$1,300–1,600 psf ppr, reflecting the GSW premium, the D3 RCR location and the low-density advantage — which typically supports higher per-unit ASP.

New Upper Changi Road — Bedok’s Potential Mega-Development

The New Upper Changi Road site occupies a 331,194 sqft parcel in the Bedok planning area (District 16), a mature residential neighbourhood in Singapore’s eastern region. With a gross plot ratio of 2.8, the site could yield approximately 1,010 residential units — making it one of the largest GLS residential parcels on the 1H 2026 confirmed list. The nearest MRT station is Bedok (East-West Line), a major interchange point in D16 with established amenities including Bedok Mall, Bedok Interchange Hawker Centre, and bus interchange connectivity.

Bedok is a well-established mature estate, home to a large HDB population and a smaller but growing private condominium market. Notable recent transactions in D16 include units at Grandeur Park Residences (TOP 2019, ~S$1,600–2,000 psf) and Coco Palms (~S$1,400–1,700 psf). The New Upper Changi Road site’s OCR location means it will attract primarily HDB-upgrader buyers and Singapore Citizen first-time private buyers, for whom 0% ABSD applies on a first private property purchase. For these buyers, an OCR mass-market entry point (estimated launch price S$1,600–2,000 psf) represents an accessible entry into private property ownership in a mature, well-connected eastern district.

The mega-development scale — if fully realised at 1,010 units — carries both supply and marketing risk. Mega-developments require phased launches over 12–18 months to absorb market demand without undercutting their own prices. Developers who tender for this site will need deep marketing resources and a willingness to sustain a long selling campaign. The 2-year deadline from award to launch (under ABSD developer rules) adds urgency to the tender and project development timeline.

Singapore 1H 2026 GLS confirmed list units and land price benchmark — Berlayar Drive New Upper Changi Road pipeline
Figure 2: 1H 2026 GLS confirmed list supply by site (left) and recent land price benchmarks for comparison (right). New Upper Changi Road at ~1,010 units is the largest single site. Holland Plain (S$1,491 psf ppr) and Dover Drive (S$1,281 psf ppr) are the latest comparable land price benchmarks. Source: URA.

What the Two Sites Mean for the 1H 2026 Supply Programme

The URA’s 1H 2026 GLS confirmed list includes nine sites in total, with a combined estimated supply of approximately 5,050 private residential units. The two new sites — Berlayar Drive and New Upper Changi Road — account for 1,425 of these units, or roughly 28% of the confirmed list supply for the first half of 2026. Other sites on the confirmed list include Peck Hay Road (D9, ~350 units, tender closing 11 June 2026), River Valley Green Parcel C (D9, ~420 units, closing 18 June 2026), Dunearn Road (D11, ~325 units, already awarded), Holland Plain (D10, ~280 units, awarded to Sim Lian May 2026) and Kallang Close (D12, ~520 units, awarded to Frasers+Mitsubishi April 2026).

The geographic spread of the 1H 2026 sites — D3, D9, D10, D11, D12, D16 — reflects the URA’s deliberate intention to distribute supply across CCR, RCR and OCR markets. Including New Upper Changi Road (D16 OCR) ensures that affordable mass-market units are entering the pipeline, while the concentration of CCR sites (D9, D10, D11) addresses sustained high-end demand from upgraders and investors.

Site District Region Est. Units Tender/Award Status Land Price (psf ppr)
Holland Plain D10 CCR ~280 Awarded (May 2026, Sim Lian) S$1,491
Dunearn Road D11 CCR ~325 Awarded (Apr 2026) S$1,250 (est.)
Kallang Close D12 RCR ~520 Awarded (Apr 2026, Frasers) S$1,415
Peck Hay Road D9 CCR ~350 Tender closes 11 Jun 2026 TBD
River Valley Green C D9 CCR ~420 Tender closes 18 Jun 2026 TBD
Berlayar Drive D3 RCR ~415 Tender closes 4 Aug 2026 TBD
New Upper Changi Road D16 OCR ~1,010 Tender closes 1 Sep 2026 TBD

Buyer and Investor Implications

For prospective buyers, the Berlayar Drive and New Upper Changi Road sites represent future pipeline supply that is unlikely to launch before 2028 in both cases — developers typically require 18–24 months from award to project launch, with construction-to-TOP timelines of an additional 3–4 years. A buyer registering interest in a Berlayar Drive development today would likely see a launch preview in mid-to-late 2027, with TOP potentially in 2031–2032. New Upper Changi Road, being larger and more complex, may launch in late 2027 or 2028 depending on the developer’s phasing strategy.

For investors tracking the pipeline, these two sites confirm that RCR (Berlayar, Kallang) and OCR (New Upper Changi Road) supply is building — which may moderate price growth in those segments beyond 2028 as completions arrive. The CCR, by contrast, has lighter confirmed list supply (Holland Plain and Dunearn Road are relatively small), which may support continued CCR price resilience through 2026–2027 even as OCR and RCR stock accumulates.

The worked example below illustrates what a buyer of a future Berlayar Drive unit might expect in acquisition costs, assuming an indicative launch price of S$2,200 psf for a 850 sqft 2-bedroom unit.

Worked example — Future Berlayar Drive 2-bedroom, est. S$1,870,000:
SC buyer (first private property, after selling HDB). BSD: 1%×S$180k (S$1,800) + 2%×S$180k (S$3,600) + 3%×S$640k (S$19,200) + 4%×S$500k (S$20,000) + 5%×S$370k (S$18,500) = S$63,100 BSD. ABSD: S$0. Bank loan 75% = S$1,402,500 @ 3.0% 25yr = S$6,649/month. TDSR: minimum income S$12,089/month required. Total upfront: S$467,500 downpayment + S$63,100 BSD + S$10,000 legal = est. S$540,600.

What Might Come Next

The immediate pipeline of tender closings is busy through Q3 2026: Peck Hay Road closes 11 June, River Valley Green Parcel C closes 18 June, Berlayar Drive closes 4 August, and New Upper Changi Road closes 1 September. Award announcements typically follow within 2–4 weeks of the tender close, at which point land price benchmarks will be set. If Peck Hay Road and River Valley Green (both D9 CCR) attract strong bids above S$1,500 psf ppr, it would signal continued developer appetite for CCR land despite the 60% foreigner ABSD headwind. If bids are soft (below S$1,200 psf ppr), it may indicate developer caution about CCR demand sustainability at current price levels. LovelyHomes will report on each tender award as results are released by URA.

Frequently Asked Questions

When will the Berlayar Drive and New Upper Changi Road projects launch for sale?

Developer launches are typically 18–24 months after GLS award and subject to planning approvals. Given the Berlayar Drive tender closes 4 August 2026 and award follows approximately 3–4 weeks later, the earliest a developer could realistically launch a Berlayar Drive project would be Q1–Q2 2028, with New Upper Changi Road slightly later given its larger scale. Buyers should register interest directly with developers (via project marketing teams) once the tender is awarded and the developer is publicly known, typically in Q4 2026 for Berlayar Drive.

How does the Greater Southern Waterfront affect Berlayar Drive’s investment case?

The Greater Southern Waterfront (GSW) transformation is one of Singapore’s most significant long-term urban projects — it will eventually create new residential, commercial and recreational precincts across a 30km southern coastal corridor. In the near term (2026–2028), the primary catalyst for Berlayar Drive is proximity to the Southern Ridges, Telok Blangah MRT (CC29) and the nascent Berlayar estate identity rather than operational GSW amenities, which remain years away. Longer term (2030+), as Keppel Terminal land is repurposed and waterfront promenades connect Sentosa to Marina East, Berlayar Drive’s capital appreciation could benefit significantly. Buyers should view GSW as a long-horizon catalyst, not a near-term price driver.

Is the New Upper Changi Road site a good investment given its mega-development scale?

Mega-developments (1,000+ units) in Singapore carry specific risks and benefits. On the risk side: a large supply of similar units in one development creates internal price competition during resale, especially when multiple sellers list simultaneously post-MOP. On the benefit side: mega-developments attract developer marketing resources, typically feature comprehensive facilities, and benefit from economies of scale in management fees. For owner-occupiers in Bedok seeking a large community and established facilities, the New Upper Changi Road project may be highly attractive. For investors focused on rental or capital gain, smaller boutique developments in the same area may offer tighter supply dynamics post-TOP.

Who can buy these properties once they launch — are there foreign buyer restrictions?

Both sites are non-landed residential developments and may be purchased by Singapore Citizens, Permanent Residents and foreigners subject to the applicable stamp duties. Singapore Citizens buying their first private property pay BSD only (0% ABSD). PRs pay 5% ABSD on a first property. Foreigners pay 60% ABSD on all residential property. There are no additional restrictions specific to the Berlayar Drive or New Upper Changi Road locations beyond these standard rules. GCB areas and landed housing restrictions do not apply to apartment/condominium developments.

How do I track when developers register interest for Berlayar Drive and New Upper Changi Road?

Once a developer is awarded a GLS site, they typically announce a sales gallery opening and register-interest campaign within 6–12 months of award. LovelyHomes will publish updates as each tender is awarded. You can also monitor URA’s website (ura.gov.sg), the respective developer’s official website (once known), and property portals such as PropertyGuru and 99.co, which aggregate new launch previews. Alternatively, a CEA-registered property agent can notify you directly when the developer’s marketing team begins collecting expressions of interest.

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Disclaimer

This article is for general informational purposes only. All unit yield estimates are projections based on site area and GPR and actual development plans will be determined by the awarded developer subject to URA’s planning approval. Land price forecasts are market speculation and may differ materially from actual tender results. Nothing in this article constitutes investment or financial advice. Readers should conduct independent due diligence and consult licensed advisers before making any property decisions. Official information about these GLS sites is available at ura.gov.sg.

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Holland Plain GLS Tender Closes 7 May 2026: ~280 Units in Prime District 10

Holland Plain GLS Tender Closes 7 May 2026: ~280 Units in Prime District 10

by | May 3, 2026 | Investment Analysis, Market News, Property News

The tender for the second Holland Plain Government Land Sales (GLS) parcel closes at noon on 7 May 2026, four days from the time of writing. The 15,716.9 square-metre site, sitting on Parcel A of the Holland Plain area within prime District 10, is expected to yield around 280 private residential units at completion. Industry analysts are pencilling in three to five bidders and a top land bid in the S$1,400 to S$1,500 per square foot per plot ratio band — broadly tracking the precedent set by the adjacent Holland Link parcel awarded in late 2024.

This is the first Confirmed List parcel to be released under the 1H 2026 GLS Programme to actually go to closing in 2026. URA also opened a separate Reserve List application for the Morrison Lane site in the same window, signalling a coordinated push to refresh the central-area land bank ahead of the 2027–2028 launch cycle.

Quick Answer — Holland Plain GLS at a glance

  • Site: Holland Plain (Parcel A), prime District 10.
  • Tender opens: 25 February 2026 · Closes: 7 May 2026 (12:00).
  • Site area: 15,716.9 sqm. Maximum GFA: 28,291 sqm. Plot ratio: 1.8.
  • Estimated unit yield: ~280 private residential units.
  • Tenure: 99-year leasehold from award.
  • Connectivity: King Albert Park MRT (Downtown Line) anchors the area today; future Cross Island Line interchange is the structural upgrade.
  • Analyst land-bid band: S$1,400–1,500 per sq ft per plot ratio (psf ppr).
  • Implied launch range: S$2,800–3,100 psf at sale, depending on bid level and 2027–2028 market conditions.

The Site

Holland Plain Parcel A occupies a Holland Village-adjacent residential plot in prime District 10. The land is bounded by mature low-rise residential to the south and west, with King Albert Park MRT station on the Downtown Line approximately a 600-metre walk away. The plot ratio of 1.8 yields a maximum gross floor area of 28,291 square metres, supporting around 280 private homes — a relatively modest density for the location, consistent with the area’s low-rise character.

The plot is the second on Holland Plain to be released, following the Holland Link parcel awarded in December 2024 to a developer consortium at S$1,432 per square foot per plot ratio against five competing bids. Holland Link is now under construction; together the two parcels will add roughly 600 new private homes to the Holland Plain micro-precinct over the 2027–2029 horizon.

Timeline and Comparable Bids

Holland Plain GLS Parcel A tender timeline February 2026 to award 2027 with land rate comparables Holland Link Pinetree Hill Lentor Modern
Figure 1 — Holland Plain tender timeline and recent comparable District 10 / city-fringe land bids.

The relevant comparables are limited. Holland Link in late 2024 set the most recent benchmark at S$1,432 psf ppr; it remains the cleanest direct precedent. Pinetree Hill in 2022 cleared at around S$1,318 psf ppr at a comparable city-fringe location, since launched and now selling steadily. Lentor Modern in 2021 closed at S$1,204 psf ppr in a different sub-market and a different rate environment. Allowing for the move in average land rates and the slight upgrade in connectivity story (Cross Island Line confirmed since the Holland Link tender), an analyst band of S$1,400–1,500 psf ppr is internally consistent.

Summary Table — Tender Specifications

Parameter Detail
URA reference 1H 2026 Confirmed List, Holland Plain Parcel A
Tender opens 25 February 2026
Tender closes 7 May 2026, 12:00
Site area 15,716.9 sqm
Maximum GFA 28,291 sqm (plot ratio 1.8)
Estimated unit yield ~280 units
Tenure 99-year leasehold from award
Expected bidders 3–5
Estimated top bid S$1,400–1,500 psf ppr
Anticipated launch 2027–2028 at S$2,800–3,100 psf

Why This Tender Matters

Three reasons. First, it is a temperature read on developer appetite for prime-district land in a market that has just digested two divergent quarterly prints — a +0.9% URA private-property index and a −0.1% HDB index for Q1 2026 (covered in our URA Q1 2026 final analysis). A bid count below three or a top bid notably under S$1,400 psf ppr would suggest developers see the prime-district premium narrowing; a bid count of five or more at the upper end of the analyst range would re-confirm structural demand.

Second, it is a forward signal on launch pricing. With S$1,400 psf ppr land plus typical construction, financing, and developer margin, the implied launch psf on the resulting condominium falls in the S$2,800–3,100 band. That price point would slot Holland Plain alongside other prime-fringe launches and well above OCR averages, but materially below the recent CCR ultra-prime tier. For pricing context across the market, see our Singapore Property Market Outlook 2026.

Third, it speaks to the Cross Island Line investment thesis. The CRL station planned within the Holland Plain estate is the single largest accessibility upgrade for District 10 since the Downtown Line opened. Developers paying up at this tender are betting partly on that connectivity upgrade, and partly on the durability of school-belt and Holland Village amenity demand. If the bid clears in the upper band, it tells you the institutional money is comfortable with both the timing and the magnitude of the CRL effect.

What to Watch on Tender Day

  • Bid count. Five or more = strong; three to four = consensus expectation; one or two = a meaningful negative surprise that would feed into the broader land-bank pricing narrative.
  • Top bid level. Above S$1,500 psf ppr would indicate aggressive Cross Island Line pricing; below S$1,350 psf ppr would suggest developers are pricing in margin compression.
  • Identity of bidders. JV consortia versus standalone bids; the presence (or absence) of large-format developers usually associated with prime District 10 launches.
  • Morrison Lane Reserve List. Whether anyone triggers the application before the Holland Plain award is a separate signal of land-bank tightness.

How Singapore Compares

Singapore’s GLS programme remains an unusually transparent and disciplined supply mechanism. Hong Kong’s land-sale schedule is more opportunistic; Sydney and Melbourne lack a directly comparable systematic release programme; Tokyo’s premium-district plots are typically transacted privately rather than via competitive public tender. The combination of a published Confirmed List 12 months ahead, fixed tender windows, and full disclosure of all bids on closing day means the Holland Plain print on 7 May 2026 will be a clean, comparable data point.

Frequently Asked Questions

What is Holland Plain Parcel A?

Holland Plain Parcel A is a 15,716.9 square-metre 99-year leasehold residential plot on the URA 1H 2026 GLS Confirmed List, located in prime District 10, Holland Village-adjacent, with a plot ratio of 1.8 and an estimated yield of around 280 private residential units. It is the second parcel released under the Holland Plain GLS sub-programme, following Holland Link in 2024.

When does the tender close?

The tender closes at 12:00 on 7 May 2026. URA will announce the bids received and the top bidder on the same day. The actual award (subject to government acceptance) typically follows within four to eight weeks, after which the developer has 24 to 30 months to launch and 60 months from award to issue Temporary Occupation Permit on the resulting development.

What is the expected launch price for the resulting condominium?

If the tender clears at S$1,400–1,500 per square foot per plot ratio, an indicative launch range is S$2,800–3,100 per square foot at sale, depending on the developer’s margin assumptions and 2027–2028 market conditions. The actual launch price will be set by the awarded developer and may differ from any analyst projection.

How does Cross Island Line affect this site?

The future Cross Island Line interchange — with a planned station within the Holland Plain estate — will materially improve connectivity to Jurong Lake District, the western industrial corridor, and the cross-island east-west route. The station is not operational at the time of tender; developers are pricing the future-state benefit. This is one of the largest accessibility upgrades for District 10 in two decades.

How does this tender compare to Holland Link in 2024?

Holland Link was awarded in December 2024 at S$1,432 psf ppr against five bidders. Holland Plain Parcel A is similar in profile (location, tenure, plot ratio band) but benefits from incremental information — CRL planning maturity, more recent market context. Analysts expect the bid range and bidder count to be roughly comparable, with a marginal upward bias on land rate.

What is the Morrison Lane Reserve List parcel?

Morrison Lane is a separate Reserve List residential parcel made available for application during the same tender window. Reserve List sites are released for tender only when a developer triggers the application by lodging a minimum bid acceptable to the Government; it is a developer-initiated release mechanism rather than a scheduled tender.

Where can I track the tender outcome?

URA publishes Government Land Sales tender outcomes on its official site immediately after the tender closes. Industry research desks at the major real estate firms typically publish their analysis within 24 hours; the leading Singapore property news outlets (EdgeProp, The Business Times, Channel News Asia property desk, The Edge Singapore) will carry headline coverage on the day.

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Disclaimer

This article is general news and analysis on the Holland Plain GLS tender as at 3 May 2026 and does not constitute investment, financial, or legal advice. Tender details, dates, plot specifications, and analyst bid ranges are drawn from URA announcements and industry research-desk commentary; figures may be revised by URA up to closing. For purchase, financing, or development-side advice, engage a licensed Singapore conveyancing solicitor and (where relevant) a chartered tax practitioner. Prospective home buyers considering the eventual launch should also refer to the IRAS stamp duty pages, the Monetary Authority of Singapore mortgage rules, and the CPF Board for funding mechanics.

Wing Tai-Metro JV Wins Dunearn Road GLS at S$533M — S$1,625 psf ppr Sets New D11 Benchmark

Wing Tai-Metro JV Wins Dunearn Road GLS at S$533M — S$1,625 psf ppr Sets New D11 Benchmark

by | May 2, 2026 | Laws, Regulations & Policies, Market News, Price Trends, Property News

The Dunearn Road Government Land Sales (GLS) tender closed on 28 April 2026 with the Wing Tai Holdings and Metro Holdings joint venture submitting the top bid of S$533 million — equivalent to S$1,625 per square foot per plot ratio (psf ppr). Six developer bids contested the site, signalling sustained appetite for prime District 11 freehold-equivalent precincts despite the wider market’s cautious tone.

The result extends the steady price discovery in Bukit Timah Turf City — a precinct URA has signalled as a long-term residential growth area, anchored by Sixth Avenue MRT, the Bukit Timah Nature Reserve, and the Bukit Timah Plaza retail district. For buyers tracking the next CCR new launch, this tender frames the indicative pricing band for what is likely to launch in late 2027.

Quick Answer — Dunearn Road GLS at a glance

  • Tender closed: 28 April 2026
  • Top bid: S$533 million by Wing Tai Holdings + Metro Holdings JV
  • Land rate: S$1,625 psf ppr
  • Number of bids: 6 — strongest contest in the precinct so far
  • Site size: 19,042 sqm; ~330 residential units + 1,400 sqm commercial
  • Tenure: 99-year leasehold
  • Implied breakeven: ~S$2,650 psf; indicative launch psf above S$3,000
  • Expected launch: late 2027, subject to URA approval

What Happened — A Six-Bid Contest in District 11

URA released the Dunearn Road site on the 1H 2026 GLS Confirmed List in December 2025, with the tender closing on 28 April 2026. The site sits within the Bukit Timah Turf City precinct — a long-tail residential growth area that the Master Plan rezoned from racing-club use to mixed residential several years ago.

Six developer groups bid for the parcel. The Wing Tai Holdings and Metro Holdings joint venture — bidding through Winrich Investment Pte Ltd and Metrobilt Construction Pte Ltd — clinched the site with a S$533 million top bid, equivalent to S$1,625 psf ppr on the maximum allowable gross floor area. The runner-up bid is understood to have come within roughly 6% of the top, indicating a tightly contested tender rather than a one-developer outlier.

Dunearn Road GLS Singapore 2026 — S$533M top bid Wing Tai Metro JV, 6 bidders, 19042 sqm site, 330 residential units
Figure 1: Dunearn Road GLS — the closing fact panel.

How the Land Rate Compares

The S$1,625 psf ppr land rate sits right at the top of the recent Bukit Timah / D10–D11 GLS comparable set, narrowly above the S$1,610 psf ppr that Dunearn Road Parcel A cleared in March 2025. Both Dunearn Road parcels now anchor the precinct’s pricing.

Bukit Timah D10 D11 GLS tender psf comparison 2024-2026 — Holland Drive S$1218, Pine Grove S$1318, Dunearn Parcel A S$1610, Parcel B S$1625
Figure 2: Recent Bukit Timah / D10–D11 GLS tender outcomes — Dunearn Road Parcel B at the top.
Metric Reading What it means
6 bids on a CCR site Strong contest Refutes the “CCR is dead” narrative; ABSD-resilient buyer pool still exists for prime D11
S$1,625 psf ppr Top of band Sets the new floor for D11 precinct land rates; future tenders likely to anchor here
~330 units Mid-sized Manageable absorption profile; not a 1,000-unit mega-launch
Implied breakeven ~S$2,650 psf Premium pricing Launch psf above S$3,000 likely needed for healthy developer margins
99-year tenure Standard No freehold premium baked in — Bala’s Curve applies in the long run

Why District 11 Is Pulling Bids

The Dunearn Road tender outcome cuts against the broader CCR softness narrative in three ways:

  1. Bukit Timah Turf City master plan upside. URA has flagged the precinct as a major long-term residential growth area, with planned road and MRT enhancements funnelling traffic away from the existing Bukit Timah Road bottleneck. Future-precinct optionality — in particular the eventual mixed-use redevelopment of the surrounding Bukit Timah Plaza area — gives the Dunearn Road parcels a longer-tail upside than a typical CCR infill site.
  2. Sixth Avenue MRT proximity. The site sits within walking distance of Sixth Avenue MRT (Downtown Line). The recent re-rating of MRT-adjacent properties post-Cross Island Line announcement has lifted the implicit transit premium for sites in the Bukit Timah corridor.
  3. School catchment. The site falls within the catchment of several top primary schools — the perennial demand engine for District 11 family buyers, where ABSD is largely an irrelevance because the buyers are SC families on first-home purchases.

Indicative Launch Pricing — A Worked Example

Working backwards from the S$1,625 psf ppr land rate, industry figures typically estimate breakeven and indicative launch psf as follows. Worked Example: a developer paying S$1,625 psf for the land typically adds construction (~S$520–600 psf), professional fees and finance costs (~S$120–160 psf), and a margin and contingency layer (~S$280–320 psf), bringing all-in breakeven to roughly S$2,545–2,705 psf. Adding a healthy launch margin pushes indicative launch psf into the S$3,000–3,300 band. That places the new launch in the same general band as recent CCR new launches like 19 Nassim and the upper end of Watten Estate redevelopments.

Cost Component Indicative psf (S$)
Land cost 1,625
Construction 560
Professional fees + finance 140
Margin + contingency 300
Indicative breakeven ~2,625
Launch margin ~400
Indicative launch psf ~3,025

Per-unit prices for typical 3-bedroom (~1,000 sqft) units would therefore range S$3.0–3.3 million at launch. For 2-bedroom units (~700 sqft) a launch range of S$2.1–2.3 million is plausible. The actual pricing will depend on launch-window comparables, prevailing financing rates, and any cooling-measures recalibration in the meantime.

What It Means for Buyers and Investors

For owner-occupiers in the District 11 catchment:

  • Existing comparable resale stock in Bukit Timah Estate (e.g. Trevista, Cluny Park, Eng Neo Avenue) becomes a reference for upgrader value. Resale at S$2,400–2,600 psf for relatively new freehold stock starts looking competitive against an S$3,000+ psf new-launch.
  • The 99-year tenure is a structural disadvantage relative to the freehold stock surrounding it. See our Freehold vs 99-Year Leasehold guide for the holding-period maths.

For investors:

  • The implied breakeven sits well above the rental-yield supportable level. Net yields at S$3,000+ psf launch in District 11 typically come in at 2.0–2.5% — a yield-vs-capital-appreciation trade-off the buyer must accept upfront.
  • For ABSD-resilient buyers (SCs on first home, FTA-exempted nationals), the entry calculus is dominated by capital appreciation expectations. For ABSD-paying buyers (foreigners at 60%, entities at 65%), the entry math is far harder.

What Comes Next

The 1H 2026 GLS programme has several more tenders ahead. The Holland Plain site closes on 7 May 2026 — another D10 / Bukit Timah-adjacent parcel that will set the next price benchmark. Beyond that, the remaining 1H 2026 sites include Bayshore Drive (a major mixed-use parcel closing 15 July 2026) and EC sites at Sembawang Drive and Canberra Drive that will affect the EC pipeline rather than the prime CCR narrative.

For Dunearn Road Parcel B specifically, the next milestones are the developer’s formal site mobilisation, the URA development application, and the pre-launch marketing window — all typically running 12–18 months from tender award. A late-2027 launch window is the practical expectation.

Frequently Asked Questions

When will the Dunearn Road condo launch?

Likely late 2027. Tender awards typically take 12–18 months to translate into a formal launch, depending on URA development-application turnaround, design finalisation, and pre-launch marketing setup. Earlier launches are possible if the developer fast-tracks the design, but the late-2027 to early-2028 window is the realistic baseline.

What is the expected launch psf for Dunearn Road?

Working from the S$1,625 psf ppr land rate, indicative breakeven is S$2,500–2,700 psf and an indicative launch range of S$3,000–3,300 psf is plausible. Final pricing will reflect launch-window comparables, financing rates, and any future cooling-measure recalibration.

Is the Dunearn Road site freehold or leasehold?

99-year leasehold — the standard tenure for Singapore GLS sites. The 99-year clock starts from issuance, typically 1–2 years before TOP. By the time buyers move in around 2030, the remaining lease will likely be 96–97 years.

How does this tender compare with the Tanjong Rhu GLS?

The Tanjong Rhu (River Modern) GLS site cleared at S$709 million in March 2025 — a larger project on a Riverfront RCR site. Dunearn Road Parcel B at S$533 million is a different scale and a different micro-market. Both are signals of sustained developer appetite for well-located GLS sites despite cooling-measure pressure.

What other 1H 2026 GLS tenders should I track?

Holland Plain (closing 7 May 2026) is the next D10-adjacent site. Bayshore Drive (closing 15 July 2026) is the major mixed-use parcel for the new Bayshore precinct. Sembawang Drive and Canberra Drive are EC sites that will affect the 2027–2028 EC pipeline. Each tender result becomes a fresh data point for pricing the surrounding resale and new-launch markets.

Are there alternatives in the same area for buyers who do not want to wait?

Existing freehold or 999-year leasehold stock in Bukit Timah Estate is the immediate resale alternative. Newer 99-year leasehold stock at Watten Estate, Sixth Avenue, and Coronation Road can be compared on a like-for-like psf basis. Pinetree Hill in the Pine Grove precinct remains the recent benchmark for Dunearn-adjacent leasehold new launches.

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Disclaimer: This article is for general information only and does not constitute legal, tax, or financial advice. Tender outcomes, launch pricing and indicative breakeven figures are based on publicly disclosed URA tender data and industry-standard estimation conventions. Always verify current GLS data with the URA Land Sales page and consult a licensed property professional or financial adviser before acting on any property purchase.

High Point Condo Returns at S$580M: 5th En-Bloc Attempt for D9 Freehold Tower, Tender 9 June 2026

High Point Condo Returns at S$580M: 5th En-Bloc Attempt for D9 Freehold Tower, Tender 9 June 2026

by | Apr 27, 2026 | En-Bloc & Redevelopment, En-Bloc News, Laws, Regulations & Policies, Market News, Property News

High Point Condo S$580M en-bloc 2026 — D9 freehold Mount Elizabeth hero
High Point Condo, 30 Mount Elizabeth — fifth en-bloc attempt at S$580 million.

Quick answer — High Point’s 5th en-bloc bid in 30 seconds

  • High Point Condo at 30 Mount Elizabeth, District 9, has been launched for public tender at a guide price of S$580 million.
  • The site is a freehold residential plot of 4,422.8 sqm (≈47,607 sq ft) with a baseline plot ratio of 4.45 and a maximum height of up to 36 storeys.
  • After factoring the 7% bonus floor area, the guide price translates to approximately S$2,641 psf per plot ratio (ppr).
  • The current building is a 22-storey block with 59 units (57 apartments and 2 penthouses).
  • This is the owners’ fifth collective sale attempt since 2019. A 2021 winning bid of S$556.7 million was abandoned by the buyer, who forfeited a S$1 million deposit.
  • The tender closes 9 June 2026. No land betterment charge is payable up to the baseline plot ratio.
  • If sold, owners would each receive a meaningful pay-out — a function of unit size and apportionment — and a redevelopment of up to 36 storeys could yield 200+ units in one of Singapore’s most central freehold pockets.

What was launched and at what price

The owners of High Point, a 22-storey freehold residential tower at 30 Mount Elizabeth, have launched the development for public tender at a guide price of S$580 million. The tender is being run by an appointed sole marketing agent and closes at 3pm on 9 June 2026. The owners expect bids in line with the guide, although final pricing — like every collective sale — will depend on the depth of developer interest and the cost of redevelopment finance available at the time of submission.

The land rate, after factoring in the 7% bonus gross floor area that the Urban Redevelopment Authority (URA) typically allows for high-quality private residential redevelopment, works out to approximately S$2,641 per square foot per plot ratio (psf ppr). That sits below the recent benchmarks set by other District 9 freehold transactions and well below the prices commanded by 99-year leasehold city-fringe Government Land Sales (GLS) sites — context that the marketing team is leaning into in framing this as the most attractive of the five attempts to date.

High Point Condo en-bloc 2026 fact panel — site area, plot ratio, guide price
Figure 1 · The site fundamentals at a glance — freehold tenure, central D9 address, baseline plot ratio of 4.45.

Why this site, and why now

Mount Elizabeth is one of the quietest streets in the Orchard sub-precinct — sufficiently inside the prime shopping belt to enjoy the convenience and cachet of an Orchard Road postal code, but tucked off the main thoroughfares. The site is freehold, residential-zoned, and walking distance to Orchard MRT (NSL/TEL interchange) and the Mount Elizabeth Hospital cluster. For a developer pricing a future luxury launch, the value proposition is clear: there is almost no remaining freehold residential redevelopment supply at this scale within the Orchard postal districts, and demand from owner-occupiers and ultra-prime buyers — including Singapore’s growing pool of wealthy citizens, returning Singaporean PRs, and qualifying foreign buyers — has remained resilient through the cooling-measure cycle.

The 2026 launch arrives in a market where freehold scarcity is the dominant valuation factor. Government Land Sales programmes have skewed heavily toward 99-year leasehold tenders for the past decade, and the supply of unbuilt freehold land in District 9 has dwindled to a handful of en-bloc sites at any given moment. Freehold tenure has historically commanded a 10–20% price premium over comparable 99-year stock, and that premium has widened in the last 24 months as buyers became more attentive to lease decay risk.

The fifth attempt — what changed

High Point has tried to sell collectively four times before. The first two attempts, in 2019 and 2020, failed to find a willing buyer at the asking price. The third attempt in 2021 produced what looked like a winner — a Hong Kong-listed bidder put in a successful S$556.7 million tender — only for the buyer to walk back the deal, forfeiting its S$1 million deposit, citing post-pandemic uncertainty around China outbound capital and the trajectory of Hong Kong’s property market. A fourth, quieter attempt in 2024 also did not transact.

High Point Condo en-bloc timeline — five collective sale attempts 2019 to 2026
Figure 2 · Five attempts in seven years — the 2026 launch sets a higher reserve than 2021, but a softer ask than the 2024 round.

The 2026 reserve sits modestly above the 2021 winning bid in nominal terms but, importantly, below the 2024 ask. Several developers in the Singapore market have rebuilt land pipelines after a tighter 2024–2025 cycle, and the Tan Boon Liat Building tender at S$1 billion, the Loyang Valley collective sale at S$880 million, and the Kallang Close GLS at S$1,415 psf ppr have together signalled a renewed appetite for sites with clear redevelopment economics. High Point fits the profile — small enough to underwrite without taking on a mega-launch risk, prestigious enough to command top-of-market psf at launch.

Site economics — what a developer would pay for

Item Figure
Site area 4,422.8 sqm (≈47,607 sq ft)
Tenure Freehold
Zoning Residential
Baseline plot ratio 4.45
Bonus GFA +7% (subject to URA approval)
Maximum height Up to 36 storeys
Guide price S$580,000,000
Land rate (incl. 7% bonus GFA) ≈S$2,641 psf ppr
Land betterment charge to baseline plot ratio Nil
Existing improvements 22-storey block, 59 units (57 apartments + 2 penthouses)
Tender close 9 June 2026, public tender

At 4.45 plot ratio plus 7% bonus, the achievable gross floor area lands roughly in the 220,000–230,000 sq ft band — enough to deliver in the order of 220–250 luxury units depending on average size. Factoring construction costs at the upper end of the 2026 BCA tender curve plus margins typical for a luxury launch, breakeven would land near the high S$3,500–S$4,000 psf zone, suggesting a likely launch psf above S$4,500. That is consistent with the trajectory established by recent UpperHouse launches at Orchard Boulevard.

What it means for the wider en-bloc market

If High Point transacts in 2026, it will be the third major Orchard-area freehold sale in eighteen months, alongside the Watten Estate momentum and the Tan Boon Liat industrial-to-residential rezoning play. That trio would mark a clear reactivation of the District 9 land cycle — important context for buyers watching freehold replacement-cost benchmarks tick up. If the tender closes without a bid, expect a quieter but more concentrated 2027 round of attempts as freehold scarcity continues to bind.

For sitting owners across other ageing freehold blocks in the Orchard belt, High Point’s outcome is a useful price discovery event. A successful sale at or above guide signals to other strata-owner committees that a freehold premium of around S$2,600–S$2,800 psf ppr is achievable for prime District 9 redevelopment land. A second failed attempt would push more sellers to wait for the next interest-rate down-cycle.

What might come next

Three near-term watchpoints are worth flagging. First, whether established luxury-segment developers — particularly those with strong Orchard track records — submit competing bids, or whether the tender draws more boutique entrants. Second, whether MAS’s macroprudential settings on residential lending shift in the second half of 2026, which would change developers’ ability to underwrite long-build luxury launches. Third, whether the URA opens a parallel District 9 GLS site in the H2 2026 reserve list — a competing freehold-equivalent leasehold tender could meaningfully change the bid mathematics here.

Frequently asked questions

What does S$2,641 psf ppr translate to in expected new launch price?

Land cost is roughly 50–60% of total development cost in a Singapore prime freehold launch. Adding construction, financing, marketing, holding period interest, GST and developer margin, breakeven typically sits 50–70% above land cost. That puts breakeven near S$4,000 psf and a likely launch psf comfortably above S$4,500 — in line with very recent District 9 / Orchard launches.

How much would each owner receive if the sale goes through?

Apportionment depends on share value, unit size, and the collective sale agreement signed by owners. Typical Orchard freehold redevelopments deliver per-unit pay-outs that are a substantial multiple of recent open-market resale prices for the same units. The exact figures will be disclosed by the marketing agent to owners; outsiders should not assume a specific number until the tender result is announced.

Why did the 2021 winning bid fall through?

In December 2021, the Hong Kong-listed buyer that submitted the winning S$556.7 million tender walked back the bid and forfeited the S$1 million tender deposit. The buyer cited unfavourable post-pandemic conditions, including capital outflow uncertainty from Hong Kong/Mainland China and a softer luxury-segment outlook. The site has remained available for redevelopment since.

What’s the difference between a public tender and a private treaty sale?

A public tender is an open process — any qualified developer can submit a sealed bid by the tender close. A private treaty sale is negotiated directly with one or more identified parties. The High Point launch is a public tender, which typically maximises competitive tension if developer interest is broad.

Will the new development require a land betterment charge?

The marketing pack indicates that no land betterment charge is payable to redevelop up to the baseline plot ratio of 4.45. If the eventual buyer applies for additional GFA beyond the bonus or seeks a change of use, betterment charges or top-up land premiums may apply. URA’s published betterment-charge tables for the locality apply to those scenarios.

How does this compare to other 2026 collective sale launches?

The Tan Boon Liat Building (industrial-to-mixed-use rezoning, S$1 billion guide) and Loyang Valley (changi-fringe condo, S$880 million guide) are the other large 2026 marquee launches. High Point sits below both in absolute size but commands the highest psf-ppr land rate of the three because of its freehold tenure and prime D9 address.

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Disclaimer: Site facts, guide price, plot ratio, and tender timetable in this article are summarised from the public marketing pack and the broader market reporting around the High Point collective sale launch in April 2026. Land betterment charge treatment, achievable plot ratio, and unit-mix assumptions remain subject to URA approval — verify current details on the Urban Redevelopment Authority site at ura.gov.sg. Stamp-duty, financing, and tax implications referenced here should be checked with the Inland Revenue Authority of Singapore (IRAS) at iras.gov.sg and the Monetary Authority of Singapore (MAS) at mas.gov.sg. This article is general market commentary and not investment, legal, or tax advice.

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