URA launches tender for second Holland Plain GLS site; Morrison Lane plot available for application
A map showing the location of the Holland Plain GLS site (left, in blue) (Picture: EdgeProp LandLens)
URA has launched the tender for a residential Government Land Sale (GLS) site at Holland Plain. The 99-year leasehold site spans 169,175 sq ft and can yield about 280 housing units. The tender for the site will close on May 7.
The site is the second plot to be launched in the upcoming Holland Plain residential precinct, says Mark Yip, CEO of Huttons Asia. It is adjacent to the first plot that was sold in August of last year – Sim Lian Group was awarded the Holland Link residential site, which can accommodate about 230 housing units, for $368.37 million, or $1,432 psf per plot ratio (ppr). It beat four other bidders for the site.
Located in District 10, the Holland Plain area is close to the Bukit Timah landed housing enclaves, including the Brizay Park, Garlick Avenue and Ewart Park Good Class Bungalow (GCB) areas. It is close to schools within the Bukit Timah education belt, including Methodist Girls’ School, which is within 1km of the Holland Plain GLS site.
Yip observes that the Holland Plain site has a slightly higher plot ratio compared to the first site at Holland Link. This would allow for a taller development overseeing the Brizay Park, Bukit Sedap and Maryland GCB Areas. The site is also close to the future King Albert Park MRT Station, which will be an interchange for the Downtown and Cross-Island Lines.
Yip believes the site could see one to three bidders, with a top bid ranging from $1,350 to $1,450 psf ppr. “This will translate into a moderate quantum below $500 million, offering developers an opportunity to enter the Core Central Region (CCR) segment and tap on the positive sentiments,” he remarks, adding that demand for CCR homes has reached its highest level in the past four years.
Marcus Chu, CEO of ERA Singapore, is anticipating the Holland Plain site to draw around four to six bids, with land rates "hovering around the $1,400 psf ppr range". "For developers, this parcel presents more than a standalone opportunity; it is a strategic entry point into a precinct with a multi-plot development pipeline," he says. A total of eight residential land parcels have been earmarked for Holland Plain, including the two that have already been launched.
Demand for homes in Holland Plain could be anchored by current homeowners in Bukit Timah as well as HDB upgraders from neighbouring Queenstown, according to Chu. "In Queenstown alone, 2,405 flats will reach Minimum Occupation Period this year, potentially expanding the upgrader pool," he points out. In Bukit Timah, he expects right-sizers from landed properties to support demand. " These homeowners possess both the equity and financial flexibility to transition into new private developments within the same district.”
Wong Siew Ying, head of research and content at PropNex, predicts that the site may attract three to five bids, a top bid of around $1,400 to $1,500 psf ppr. "In our view, the site’s appeal – and indeed that of the neighbourhood – is more forward-looking, as the Holland Plain area is earmarked to be transformed to a private residential enclave with two parks, including a wetland park."
Morrison Lane Reserve List site
Meanwhile, URA has also made another GLS site at Morrison Lane, which sits under the Reserve List of the 1H2026 GLS Programme, available for application. The site, which can yield about 205 residential units, can be triggered for sale if a developer has indicated a minimum price which is accepted by the government.
Yip expects the positive momentum in the CCR market to also draw developers to the Morrison Lane site, which is located along Mohamed Sultan Road, close to Robertson Quay. He anticipates the site reeling in a top bid of around $1,400 to $1,500 psf ppr, if launched for sale."This translates into a bite-sized quantum of around $300 million and may draw in up to five developers keen to enter the CCR market."
Chu has a similar view, noting that developers could be seeking to replenish land banks in the CCR, particularly following the strong response to projects in the nearby River Valley Green cluster, such as the 524-unit River Green, which saw 88% of units moved during its launch weekend in July 2025. More recently, the 455-unit River Modern saw crowds at its preview, which commenced on Feb 20. The project is slated to launch on Mar 7. "Should market momentum in the River Valley area remain resilient, we would not be surprised to see the site triggered for tender," Chu adds.
On the other hand, PropNex's Wong does not expect the site to be triggered for sale in the near-term. "We expect developers who are keen on CCR plots may prioritise upcoming Confirmed List sites in River Valley Green (Parcel C), and Peck Hay Road in the Newton area which in our view have more attractive location attributes than the Morrison Lane site," she says.
Wong also notes that alongside the upcoming launch for River Modern, there is still unsold supply in the area, such as the 348-unit The Robertson Opus, which launched in July 2025 and has shifted 57% of its inventory, and the 366-unit Union Square Residences, which have moved 366 units since launching in November 2024, based on caveats lodged.
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