URA launches tenders for Tanjong Rhu Road, Dairy Farm Walk and Dover Drive GLS sites
The site at Tanjong Rhu Road spans 131,743 sq ft, with a maximum gross floor area (GFA) of 455,156 sq ft, yielding 525 housing units. (Photo: EdgePropLandLens)
Ask Buddy
URA has launched the tenders for three government land sale (GLS) sites under the second half of 2025 (2H2025) GLS programme.
The 99-year leasehold sites are located at Tanjong Rhu Road, Dairy Farm Walk and Dover Drive. The three sites can yield 525, 480 and 625 units respectively.
First land parcel in Tanjong Rhu area in nearly 30 years
The site at Tanjong Rhu Road spans 131,743 sq ft, with a maximum gross floor area (GFA) of 455,156 sq ft. It is expected to yield 525 housing units. The site is within walking distance of the Tanjong Rhu and Katong Park MRT stations, both on the Thomson-East Coast Line. Schools such as Dunman High School and Chung Cheng High School are also nearby.
ERA’s Chu says the site is well located near the Singapore Sports Hub, which will be transformed under the Kallang Alive Masterplan, offering community-centric waterfront spaces and recreational facilities. In addition, the project is adjacent to two Build-To-Order projects, which will further boost amenities, along with housing demand.
PropNex’s Wong notes that the site is the first land parcel released for sale in the area in decades, with the last site, Water Place, awarded in November 1997. In addition, no large condo projects have launched in the area for many years, she adds.
Chu says residential developments in the vicinity are at least 12 years old. “Pent-up demand from residents of older condos nearby can be expected, with some looking to refresh the remaining leases of their homes, considering the lack of resale options and new launches,” he continues.
Realion’s Quek adds that landed homeowners in nearby estates seeking to right-size may also support demand. “Existing properties in the Tanjong Rhu area may come with bigger floorplates, which also translates to higher overall price quantums, so the timely introduction of a new project here with more efficient layouts and pricing may be enticing to buyers looking for a new home.”
He expects two to five bidders for the site, with a top bid ranging from $1,300 to $1,400 psf ppr. Meanwhile, PropNex’s Wong anticipates five to seven bids with a similar price range.
The tender for the Tanjong Rhu site will close on Feb 5, at 12pm.
The Dairy Farm Walk land parcel is expected to generate 480 housing units. (Photo: EdgeProp Landlens)
Fourth parcel to launch in Dairy Farm area
The residential site at Dairy Farm Walk could yield 480 residential units. Located in Bukit Panjang, the site has the largest land area of the three, at 316,937 sq ft, and a maximum GFA of 443,714 sq ft.
It is close to Hillview MRT Station (Downtown Line) and within 1km of schools such as Bukit Panjang Primary School and CHIJ Our Lady Queen of Peace. It is also surrounded by amenities, including Dairy Farm Mall, HillV2 and Hillion Mall.
This is the fourth land parcel to be released in the area in recent years, observes Justin Quek, deputy group CEO of Realion (OrangeTee & ETC) Group. The most recent GLS plot sold in the vicinity was a site along Dairy Farm Walk that was awarded to a consortium led by Santarli Realty and Apex Asia, together with construction companies Soon Li Heng Civil Engineering and Kay Lim Realty.
The consortium submitted the higher of two bids received for the site at $504.52 million, or $1,020 psf per plot ratio (ppr). The new development on the site, the 540-unit Narra Residences, is expected to launch next year.
Marcus Chu, CEO of ERA Singapore, notes that the Dairy Farm Walk site up for tender has a gross plot ratio (GPR) of 1.4, lower than the previous sites that had a GPR of 2.1. “Coupled with the large site area, it offers buyers a rare opportunity to live in a low-density and more exclusive living environment.”
He expects the future development at the site to appeal to HDB upgraders and condo residents in Bukit Panjang and Choa Chu Kang, as well as owners from the surrounding landed estates looking to right-size or purchase a nearby condo for their children.
However, with the most recent GLS Dairy Farm Walk site attracting only two bidders, alongside competition from more attractive GLS sites, Chu expects a more muted response with conservative bids. He estimates the site could attract between two and four bidders, with a land rate of about $1,000 to $1,100 psf ppr.
The tender for the Dairy Farm Walk site will close on Jan 22, at 12pm.
The Dover Drive site is the only one allocated a 32,292 sq ft of commercial space on the first floor. (Photo: EdgeProp Landlens)
First site in new Dover-Medway neighbourhood
The GLS site at Dover Road measures 145,505 sq ft and has a maximum GFA of 611,126 sq ft. Zoned for residential use with commercial at the first storey, the site can yield about 625 residences, along with 32,292 sq ft of commercial space on the first floor.
This is the first GLS site in the new Dover-Medway neighbourhood, observes Mark Yip, CEO of Huttons Asia. Situated in the Greater one-north area, the neighbourhood is expected to boost housing supply for the 50,000-strong workforce in one-north.
The Dover Road site is a 10-minute walk from one-north MRT Station (Circle Line). Nearby amenities include the Buona Vista Interchange, Star Vista and Holland Village.
Wong Siew Ying, head of research and content at PropNex, highlights that there have been no new GLS residential sites in the Dover area since the 1990s. “With this being the first plot to be launched for sale in the Dover-Medway neighbourhood, we think developers may be eager to position themselves as front-runners in the new housing precinct,” she opines.
Wong adds that there are limited unsold new homes in the area, with the most recent launches in one-north almost fully sold. These include EL Development’s 275-unit Blossoms by the Park, which was launched in April 2023 and has sold about 98% of its units, as well as Kingsford Development’s 124-unit The Hill @ one-north, which was launched in April 2024 and is fully sold. Both condos are located on Slim Barracks Rise.
More recently, Qingjian Realty and Forsea Holdings launched the 358-unit Bloomsbury Residences at Media Circle in April. To date, it has sold about 63% of its units.
ERA’s Chu expects demand for future developments at the Dover Road site to come from young families hoping to stay close to family in the older Queenstown area, and investors seeking rental income from expatriates working in the vicinity. He believes the site could draw three to five bids with land rates upwards of $1,300 psf ppr.
PropNex’s Wong believes the site could attract up to seven bids, with a top bid of between $1,300 psf ppr and $1,400 psf ppr.
The tender for the Dover Rise site will close on March 26 at 12pm.
Check out the latest listings for One-north properties
Ask Buddy
Follow Us
Property updates, 24/7.
Subscribe to Newsletter
Market insights, delivered weekly.
Top Articles
Search