How the Greater Southern Waterfront transformation puts Pasir Panjang on the map
View of the Pasir Panjang Power District from Labrador Tower. The tranquil waterfront site will be turned into a vibrant, mixed-use lifestyle destination. (Photo: Fiona Lam/EdgeProp Singapore)
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The Greater Southern Waterfront (GSW) is one of Singapore’s biggest long-term urban transformations — a 30km corridor stretching from Pasir Panjang to Marina East, slated for progressive development into a major belt for housing, recreation, lifestyle and work over the coming decades.
Pasir Panjang sits at the western anchor of this waterfront corridor along the city’s southern coastline, and is increasingly drawing attention as the transformation takes shape.
An illustrative map of the Greater Southern Waterfront (Photo: URA)
Singapore has no shortage of long-range, expansive planning ambitions. Jurong Lake District is positioned as the country’s second CBD, while Woodlands Regional Centre is being developed as a northern economic gateway. Bayshore and the future Long Island project have renewed interest in coastal living on the East Coast.
According to URA, the consolidation of port operations at Tuas will free up approximately 1,000ha of prime coastal land — roughly three times the size of Marina Bay — as the City Terminals (Tanjong Pagar, Keppel and Brani) and Pasir Panjang Terminal relocate.
One development already under way is at the site of the former Keppel Club, being transformed into the new Berlayar waterfront estate within GSW. It will feature about 10,000 homes, with roughly 7,000 for public housing.
The sites at Keppel Terminal and Keppel Club will be developed into 10,000 new homes (Photo: URA)
According to HDB, the Berlayar estate is planned as an extension of Bukit Merah town and marks the start of the transformation of GSW. The estate’s name, which means “sailing” in Malay, pays tribute to the area’s landmarks and maritime heritage.
View of residences at Telok Blangah (left) and the construction site at the upcoming Berlayar housing estate, from Labrador Tower in May 2026 (Photo: Fiona Lam/EdgeProp Singapore)
The first Build-To-Order project here, Berlayar Residences, was launched in October 2025.
Meanwhile, the Pasir Panjang Power District, located near the existing Pasir Panjang residential belt, is set to become a waterfront lifestyle area that retains its historic 1950s–60s power station buildings.
A continuous waterfront promenade is planned, with the Pasir Panjang Linear Park linking West Coast Park to Labrador Nature Reserve and connecting onwards towards Kent Ridge Park.
Artist’s impression of the Waterfront Park at Pasir Panjang Power District (Photo: URA)
Existing neighbourhoods within the Greater Southern Waterfront
Much of the attention on GSW is likely to focus on future housing sites, such as the residences on the former Keppel Club site.
However, existing neighbourhoods along the transformation corridor (see Table 1) may also benefit. These areas already have homes, roads, MRT access and amenities in place. They may become more visible and better connected as the wider southern coastline is further developed.
The table shows that GSW is not one single market — each area has a different starting point and unique proposition.
Why Pasir Panjang matters
As early phases of GSW take shape around Keppel and the Pasir Panjang Power District, the Pasir Panjang stretch of District 5 is one of the established private residential catchments near the western end of the transformation corridor.
Two points in the masterplan narrative are already in place today: connectivity and the employment base.
When it comes to connectivity, the Circle Line’s southern loop (Stage 6) closes the line between HarbourFront and Marina Bay, giving the Pasir Panjang stretch a direct ride to the CBD with no transfers needed.
On the employment front, one-north, Singapore Science Park 1 and 2, Mapletree Business City, Alexandra Technopark, the National University of Singapore and National University Hospital are supporting a workforce of 50,000 to over 100,000.
This gives the area a mix of workplaces, lifestyle options and greenery. For landlords in the Pasir Panjang neighbourhood, the employment nodes provide a steady stream of potential tenants. Rental yields for condos in Pasir Panjang range from 2.3% to 6.4% (see Table 2).
Although it does not have the same lifestyle buzz as Holland Village or the retail scale of HarbourFront, Pasir Panjang offers a quieter city-fringe setting with greenery, lower-density living and proximity to the GSW transformation.
Condo and landed housing options in Pasir Panjang today
Pasir Panjang is mainly a private residential enclave, characterised by low- to mid-rise developments.
Unlike some parts of Singapore where public housing forms the bulk of the neighbourhood, Pasir Panjang is mostly made up of private condos, apartments and landed homes. Many of these developments sit along Pasir Panjang Road, Yew Siang Road, Pepys Road and South Buona Vista.
The prices of these freehold condos and apartments have appreciated in recent years. For example, the average prices of condos such as The Spectrum, Luxe Ville and Pasir Panjang Court have appreciated by 28%, 31% and 53%, respectively, over the last decade (see Chart 1).
Homeowners who sold their non-landed units in the Pasir Panjang area in recent years have mostly reaped gains from the transactions. In the last three years, out of 210 condo and apartment transactions, 201 have been profitable, with projects such as The Maylea, Palm Mansions and Parc Imperial leading the way (see Charts 2 and 3).
Prices of landed homes in the neighbourhood have also increased over the years.
Terraced houses at Barossa Gardens, for example, have appreciated by about 47% in the past decade or so, based on resale transactions from 4Q2013 to 4Q2024 (caveats lodged show that the last transaction at the development was in October 2024) (see Chart 4). That growth is broadly in line with the rise seen in the non-landed segment.
For newer landed homes, recent transactions also point to higher pricing. At the Harbour Residences boutique landed project, the highest psf price achieved has been $2,893, based on land area and across a handful of new sales since late 2024 (see Table 3).
The strongest price increase in the landed segment in this area was recorded at Ventana Villas, a terraced house development launched in June 2003. Prices have more than tripled, from $640 psf at launch to $2,065 psf based on a September 2024 transaction (see Chart 5).
However, it should be noted that the existing developments in this area are generally older (see Table 4), with an average age of 22.
Such older projects may appeal to buyers who value tenure, larger layouts and long-term holding value, but may also come with trade-offs such as dated facilities, ageing common areas and higher renovation requirements.
There are, however, a few exceptions of newer residential developments.
They include The Verandah Residences, a freehold project along Pasir Panjang Road launched in 2018 and completed in 2021. The project has been fully sold.
Another example is Terra Hill, also a freehold project, launched in February 2023 and situated along Yew Siang Road, near Pasir Panjang MRT Station. At the time of writing, 70% of its 270 units have been sold at an average price of $2,652 psf, with 81 units remaining.
These newer projects stand out because they add fresh freehold supply to a neighbourhood where much of the existing stock is already established.
Freehold tenure remains a clear differentiating factor in Pasir Panjang. That said, buyers ought to go beyond the land tenure when assessing the precinct and developments. Age, layout, facilities, maintenance costs, resale demand and entry price still matter.
A boutique freehold option near the transformation corridor
Against this backdrop, one notable new launch in the area is The Hillshore.
Located at 290 and 292 Pasir Panjang Road, The Hillshore is a 59-unit freehold condo located in the Pasir Panjang subzone. The project comprises two low-rise residential blocks and is developed by Hillside View Development, a subsidiary of FRX Capital.
Its positioning is clear. It is not a mass-market development and does not compete on scale. Instead, its appeal lies in the freehold tenure, low-density format and location within a quieter residentialpocket near the GSW corridor. With prices starting from over $2,100 psf,
The Hillshore, with its freehold tenure, is more affordable compared to recent leasehold launches in the vicinity. The project may appeal to buyers seeking a freehold foothold in an under-the-radar location.
A scale model of the 59-unit, freehold The Hillshore, which sits on an elevated site along Pasir Panjang Road (Photo: Samuel Isaac Chua/EdgeProp Singapore)
As GSW gradually raises the profile of Singapore’s southern coastline, projects already located in Pasir Panjang could soon become more familiar and appealing to buyers.
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