GLS sites at Berlayar Drive and New Upper Changi Road launched for tender
The Berlayar Drive (blue) and Telok Blangah Road (purple) plots are located in the former Keppel Club site and form part of the new Berlayar estate (Picture: EdgeProp LandLens)
Two Government Land Sale (GLS) sites at Berlayar Drive and New Upper Changi Road have been launched for tender. Both residential sites are under the confirmed list of the 1H2026 GLS Programme.
The Berlayar Drive site spans 271,932 sq ft with a maximum gross floor area (GFA) of 380,712 sq ft. The 99-year leasehold site is expected to yield 415 residential units.
Meanwhile, the New Upper Changi Road site spans 331,198 sq ft. The 99-year leasehold plot can yield 1,010 residential units with a maximum GFA of 927,362 sq ft.
Berlayar Drive: Second private residential site in Greater Southern Waterfront
The Berlayar Drive site marks the second private residential GLS plot launched for sale within the Greater Southern Waterfront precinct. It is located close to the first plot at Telok Blangah Road that was sold in November last year. The 147,346 sq ft site, which can accommodate about 745 housing units, was awarded to Kingsford Group for $918.3 million, or $1,326 psf per plot ratio (ppr). It beat two other bidders for the site.
Both plots are located in the former Keppel Club site and form part of the new Berlayar estate, a housing precinct expected to deliver 7,000 public housing units and 3,000 private homes respectively.
The two sites account for over one-third of the total private residential supply slated for the area, notes Justin Quek, deputy group CEO of Realion (OrangeTee & ETC) Group. “Developers may be keen to snag the parcel here as sea-fronting sites may be limited.”
The Berlayar Drive site is a seven-minute walk from Telok Blangah MRT Station on the Circle Line, just one stop away from Harbourfront Interchange Station and amenities at VivoCity mall. Other nearby amenities include Labrador Nature Reserve and Mount Faber.
Marcus Chu, CEO of ERA Singapore expects the site to draw a similar level of interest from developers as the plot at Telok Blangah Road due to interest from HDB upgraders living in nearby mature estates at Bukit Merah and Queenstown.
Huttons Asia’s CEO Mark Yip echoes this sentiment and anticipates up to five bids for the Berlayar Drive site, with a top bid coming in between $1,350 and $1,450 psf ppr.
New Upper Changi Road site: Prime location within the mature Bedok estate
The New Upper Changi Road site will be the first GLS plot within walking distance to Bedok integrated transport hub in 16 years, says Yip. Located within the mature Bedok estate, the site is close to amenities at Bedok Mall and Heartbeat @ Bedok. Two schools are also within a 2km radius of the site — Fengshan Primary School and Bedok Green Primary School.
ERA Singapore’s Chu expects strong competition for the site. Prior to New Upper Changi Road, the most recent GLS site in the area drew a whopping 10 bids. The plot was subsequently awarded to Allgreen Properties after submitting the top bid of $464.8 million, or $1,330 psf ppr.
The New Upper Changi Road site spans 331,198 sq ft and can yield 1,010 residential units (Picture: EdgeProp LandLens)
Chu anticipates the site to attract consortium bids due to the scale of the project. “As a mega-development comprising more than 1,000 units, it allows developers to focus their resources and marketing efforts on creating a landmark development in the neighbourhood,” he adds.
Realion's Quek predicts the site could garner four to seven bids, with a top bid ranging around $1,350 to $1,450 psf ppr. He notes that the upcoming development could benefit from a large catchment of buyers with over 9,500 HDB flats in Bedok and Tampines set to obtain their Minimum Occupation Period between 2026 and 2029.
The tenders for the Berlayar Drive and New Upper Changi Road will close on August 4 and September 1 respectively.
Follow Us
Property updates, 24/7.
Subscribe to Newsletter
Market insights, delivered weekly.
Top Articles
Search