GLS Intelligence · Land-cost derived, not analyst-quoted
Government Land Sales
Where developers are betting Singapore is heading — read from the land cost up, before the analysts weigh in. Every winning bid, its breakeven, and what it means for launch pricing.
Latest award$1,865 psf ppr
Residential tenders, 2026 YTD9 sites
Implied launch band$1,960–3,910
Most recent award
Holland Plain
Winning bid
$454.0M
Land rate
$1,491 psf ppr
Bids received
1
— Recent tenders
What developers actually paid.
URA tender results · residential sites · latest award 12 May 2026
| Site | Winning bid | Land rate | Bids | Top bidder | Awarded |
|---|---|---|---|---|---|
| Holland Plain— · | $454.0M | $1,491ppr | 1 | Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd | May 2026 |
| Dunearn Road— · | $533.0M | $1,625ppr | 6 | Winrich Investment Pte. Ltd. and Metrobilt Construction Pte Ltd | May 2026 |
| Kallang Close— · | $610.8M | $1,415ppr | 4 | Frasers Property Phoenix Pte. Ltd. and MJR Investment Pte. Ltd. | Apr 2026 |
| Dover Drive— · | $951.0M | $1,556ppr | 6 | CNQC Realty (Prime) Pte. Ltd., Forsea Residence Pte. Ltd. and Jianan Realty Investments (1) Pte. Ltd. | Mar 2026 |
| Lentor Central— · | $657.1M | $1,278ppr | 5 | GuocoLand (Singapore) Pte. Ltd., Intrepid Investments Pte. Ltd. and TID Residential Pte. Ltd. | Mar 2026 |
| Tanjong Rhu Road— · | $709.3M | $1,455ppr | 5 | CDL Constellation Pte. Ltd. and Bedrock Ventures Pte. Ltd. | Feb 2026 |
| Dairy Farm Walk— · | $427.0M | $962ppr | 5 | ABR Holdings Limited, LWH Holdings Pte. Ltd., Macly Capital Pte Ltd and RP Ventures Pte Ltd | Jan 2026 |
| Bedok Rise— · | $464.8M | $1,330ppr | 10 | Bellis Residential Pte. Ltd. | Dec 2025 |
| Bukit Timah Road— · | $566.3M | $1,820ppr | 8 | HH Investment Private Limited | Nov 2025 |
| Telok Blangah Road— · | $918.3M | $1,326ppr | 3 | Kingsford Huray Development Pte Ltd | Nov 2025 |
| Upper Thomson Road (Parcel A)— · | $613.9M | $1,062ppr | 5 | Wee Hur Property Pte Ltd and GSC Holdings Pte Ltd | Oct 2025 |
| Dorset Road— · | $524.3M | $1,338ppr | 9 | United Venture Development (2022) Pte. Ltd. | Oct 2025 |
| Chuan Grove (1H2025)— · | $623.9M | $1,331ppr | 5 | Sing Holdings Residential Pte. Ltd. and Sunway Developments Pte. Ltd. | Sep 2025 |
| Holland Link— · | $368.4M | $1,432ppr | 5 | Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd | Aug 2025 |
| Chuan Grove— · | $703.6M | $1,376ppr | 7 | Sing Holdings Residential Pte. Ltd. and Sunway Developments Pte. Ltd. | Jul 2025 |
| Dunearn Road— · | $491.5M | $1,410ppr | 9 | CSC Land Group (Singapore) Pte. Ltd., Sekisui House, Ltd. and Frasers Property Phoenix II Pte. Ltd. | Jul 2025 |
| Lakeside Drive— · | $608.0M | $1,132ppr | 6 | CDL Polaris Properties Pte. Ltd. and CDL Polaris Commercial Pte. Ltd. | Jun 2025 |
| Lentor Gardens— · | $429.2M | $920ppr | 2 | Kingsford Huray Development Pte Ltd | Apr 2025 |
| Bayshore Road— · | $658.9M | $1,388ppr | 8 | Sing-Haiyi Garnet Pte. Ltd. | Mar 2025 |
| Media Circle (Parcel A)— · | $315.0M | $1,037ppr | 3 | CNQC Realty (Bloomsbury) Pte. Ltd., Forsea Residence Pte. Ltd. and Hoovasun Holding Pte. Ltd. | Mar 2025 |
| River Valley Green (Parcel B)— · | $627.8M | $1,420ppr | 5 | GLL B Pte. Ltd. | Feb 2025 |
| Tengah Garden Avenue— · | $675.0M | $821ppr | 3 | Intrepid Investments Pte. Ltd., CSC Land Group (Singapore) Pte. Ltd. and GuocoLand (Singapore) Pte. Ltd. | Jan 2025 |
| Dairy Farm Walk— · | $504.5M | $1,020ppr | 2 | SNC2 Realty Pte. Ltd., Apex Asia Alpha Investment Two Pte. Ltd., Soon Li Heng Civil Engineering Pte Ltd and Kay Lim Realty Pte. Ltd. | Jan 2025 |
| Faber Walk— · | $349.9M | $900ppr | 3 | GuocoLand (Singapore) Pte. Ltd., TID Residential Pte. Ltd. and Intrepid Investments Pte. Ltd. | Nov 2024 |
| Canberra Crescent— · | $279.0M | $793ppr | 3 | Peak Nature Pte Ltd and Huatland Development Pte. Ltd. | Aug 2024 |
| Margaret Drive— · | $497.0M | $1,154ppr | 2 | Intrepid Investments Pte. Ltd., Hong Realty (Private) Limited and GuocoLand (Singapore) Pte. Ltd. | Aug 2024 |
| Zion Road (Parcel B)— · | $730.1M | $1,304ppr | 2 | Valerian Residential Pte. Ltd. | Aug 2024 |
| De Souza Avenue— · | $278.9M | $841ppr | 2 | SL Capital (8) Pte Ltd | Aug 2024 |
| River Valley Green (Parcel A)— · | $464.0M | $1,325ppr | 2 | Winchamp Investment Pte. Ltd. | Jun 2024 |
| Holland Drive— · | $805.4M | $1,285ppr | 3 | Holly Development Pte. Ltd. | May 2024 |
| Upper Thomson Road (Parcel B)— · | $779.6M | $905ppr | 1 | GuocoLand (Singapore) Pte. Ltd. and Intrepid Investments Pte. Ltd. | Apr 2024 |
| Zion Road (Parcel A)— · | $1,106.9M | $1,202ppr | 1 | CDL-MFA Vega Property Pte. Ltd. and CDL-MFA Altair Property Pte. Ltd. | Apr 2024 |
| Orchard Boulevard— · | $428.3M | $1,617ppr | 4 | United Venture Development (No.7) Pte. Ltd. | Feb 2024 |
| Media Circle— · | $395.3M | $1,191ppr | 3 | CNQC Realty (Clementi) Pte. Ltd. and Forsea Residence Pte. Ltd | Feb 2024 |
| Clementi Avenue 1— · | $633.4M | $1,250ppr | 6 | CSC Land Group (Singapore) Pte. Ltd. and Caspian Residential 3 Pte. Ltd. | Nov 2023 |
| Pine Grove (Parcel B)— · | $692.4M | $1,223ppr | 3 | Golden Ray Edge 3 Pte. Ltd. | Nov 2023 |
| Lorong 1 Toa Payoh— · | $968.0M | $1,360ppr | 3 | CDL Constellation Pte. Ltd., Frasers Property Phoenix Pte. Ltd. and Sekisui House, Ltd. | Nov 2023 |
| Lentor Central— · | $435.2M | $982ppr | 2 | Intrepid Investments Pte. Ltd., GuocoLand (Singapore) Pte. Ltd. and CSC Land Group (Singapore) Pte. Ltd. | Sep 2023 |
| Champions Way— · | $294.9M | $904ppr | 6 | CDL Stellar Pte. Ltd. | Sep 2023 |
| Jalan Tembusu— · | $828.8M | $1,069ppr | 2 | Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd | Aug 2023 |
| Marina Gardens Lane— · | $1,034.5M | $1,402ppr | 4 | Kingsford Huray Development Pte. Ltd., Obsidian Development Pte. Ltd. and Polarix Cultural & Science Park Investment Private Limited | Jul 2023 |
| Lentor Gardens— · | $486.8M | $985ppr | 1 | GuocoLand (Singapore) Pte. Ltd. and Intrepid Investments Pte. Ltd. | Apr 2023 |
| Bukit Timah Link— · | $200.0M | $1,343ppr | 5 | Bukit One Pte. Ltd. | Nov 2022 |
| Hillview Rise— · | $320.8M | $1,024ppr | 4 | Far East Civil Engineering (Pte.) Limited and Sekisui House, Ltd. | Nov 2022 |
| Lentor Hills Road (Parcel B)— · | $276.4M | $1,130ppr | 2 | TID Residential Pte. Ltd. | Sep 2022 |
| Lentor Central— · | $481.0M | $1,108ppr | 3 | Forsea Residence Pte. Ltd., Soilbuild GroupHoldings Ltd. and UED Alpha Pte. Ltd. | Sep 2022 |
| Dunman Road— · | $1,283.9M | $1,350ppr | 2 | Sing-Haiyi Jade Pte. Ltd. | Jun 2022 |
| Pine Grove (Parcel A)— · | $671.5M | $1,318ppr | 5 | United Venture Development (No. 5) Pte. Ltd. | Jun 2022 |
| Dairy Farm Walk— · | $347.0M | $980ppr | 7 | Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd | Mar 2022 |
| Lentor Hills Road (Parcel A)— · | $586.6M | $1,060ppr | 4 | Intrepid Investments Pte. Ltd., GuocoLand (Singapore) Pte. Ltd. and TID Residential Pte. Ltd. | Jan 2022 |
| Jalan Tembusu— · | $768.0M | $1,302ppr | 8 | CDL Triton Pte. Ltd. | Jan 2022 |
| Slim Barracks Rise (Parcel B)— · | $162.4M | $1,210ppr | 10 | Gao Xiuhua | Oct 2021 |
| Slim Barracks Rise (Parcel A)— · | $320.1M | $1,246ppr | 10 | EL Development Pte Ltd | Oct 2021 |
| Marina View— · | $1,508.0M | $1,379ppr | 1 | Boulevard View Pte Ltd | Sep 2021 |
| Jalan Anak Bukit— · | $1,028.3M | $989ppr | 5 | FE Landmark Pte. Ltd., FEC Residences Trustee Pte. Ltd. (in its capacity as Trustee-Manager of FEC Residences Trust) and FEC Retail Trustee Pte. Ltd. (in its capacity as Trustee-Manager of FEC Retail Trust) | Aug 2021 |
| Lentor Central— · | $784.1M | $1,204ppr | 9 | GLL D Pte. Ltd. | Jul 2021 |
| Ang Mo Kio Avenue 1— · | $381.4M | $1,118ppr | 15 | United Venture Development (2021) Pte. Ltd. | Jun 2021 |
| Northumberland Road— · | $445.9M | $1,129ppr | 10 | Maximus Residential SG Pte. Ltd. and Maximus Commercial SG Pte. Ltd. | May 2021 |
| Tanah Merah Kechil Link— · | $249.0M | $930ppr | 15 | MCC Land (Singapore) Pte. Ltd. | Nov 2020 |
| Canberra Drive (Parcel B)— · | $270.2M | $650ppr | 4 | United Venture Development (2020) Pte. Ltd. | Mar 2020 |
| Canberra Drive (Parcel A)— · | $129.2M | $644ppr | 5 | Oasis Development Pte. Ltd. | Mar 2020 |
| Irwell Bank Road— · | $583.9M | $1,515ppr | 7 | CDL Perseus Pte. Ltd. | Jan 2020 |
| Jalan Bunga Rampai— · | $93.4M | $885ppr | 9 | Wee Hur Development Pte Ltd | Jan 2020 |
| Bernam Street— · | $440.9M | $1,463ppr | 4 | HY Realty Pte. Ltd. | Sep 2019 |
| one-north Gateway— · | $155.7M | $1,002ppr | 9 | TID Residential Pte. Ltd. | Sep 2019 |
| Tan Quee Lan Street— · | $800.2M | $1,535ppr | 2 | GLL D Pte. Ltd., Intrepid Investments Pte. Ltd. and Hong Realty (Private) Limited | Sep 2019 |
| Clementi Avenue 1— · | $491.3M | $788ppr | 5 | UOL Venture Investments Pte. Ltd. and UIC Homes Pte. Ltd. | Jul 2019 |
| Middle Road— · | $492.0M | $1,458ppr | 10 | Wingcharm Investment Pte. Ltd. | Apr 2019 |
| Sims Drive— · | $383.5M | $732ppr | 5 | Intrepid Investments Pte. Ltd. and CDL Constellation Pte. Ltd. | Apr 2019 |
| Kampong Java Road— · | $418.4M | $1,192ppr | 7 | CELH Development Pte. Ltd. | Jan 2019 |
| Jalan Jurong Kechil— · | $215.0M | $1,002ppr | 3 | COHL Singapore Pte. Limited and CSC Land Group (Singapore) Pte. Ltd. | Sep 2018 |
| Dairy Farm Road— · | $368.8M | $830ppr | 5 | UED Residential Pte. Ltd | Sep 2018 |
| Sengkang Central— · | $777.8M | $924ppr | 7 | Siena Residential Development Pte. Ltd. and Siena Trustee Pte. Ltd. (as Trustee-Manager of Siena Commercial Trust) | Aug 2018 |
| Hillview Rise— · | $460.0M | $1,068ppr | 9 | Intrepid Investments Pte. Ltd. and Garden Estates (Pte) Limited | Jul 2018 |
| Silat Avenue— · | $1,035.3M | $1,138ppr | 1 | UOL Venture Investments Pte. Ltd., UIC Homes Pte. Ltd. and Kheng Leong Company (Private) Limited | May 2018 |
| Mattar Road— · | $223.0M | $1,108ppr | 10 | FSKH Development Pte Ltd | May 2018 |
| Cuscaden Road— · | $410.0M | $2,377ppr | 9 | Amberden Pte Ltd, FEC Properties Pte Ltd and Orchard Square Pte. Ltd. | May 2018 |
| Holland Road— · | $1,213.3M | $1,888ppr | 15 | Stirling Land Holdings Pte. Ltd., Stirling View Pte. Ltd. (as Trustee of Commons SR Trust) and Stirling Property Pte. Ltd. (as Trustee of Commons Commercial Trust) | May 2018 |
| West Coast Vale— · | $472.4M | $800ppr | 6 | CDL Pegasus Pte. Ltd. | Feb 2018 |
| Chong Kuo Road— · | $43.9M | $681ppr | 8 | Lian Soon Holdings Pte. Ltd. and OKP Land Pte Ltd | Feb 2018 |
| Handy Road / Mount Sophia— · | $212.2M | $1,722ppr | 10 | CDL Regulus Pte. Ltd. | Feb 2018 |
| Jiak Kim Street— · | $955.4M | $1,733ppr | 10 | FCL Residences Pte. Ltd. | Dec 2017 |
| Fourth Avenue— · | $553.0M | $1,540ppr | 7 | Allgreen Properties Limited | Dec 2017 |
| Serangoon North Avenue 1— · | $446.3M | $965ppr | 16 | Corson Pte. Ltd. and Wingjoy Investment Pte. Ltd. | Aug 2017 |
| Woodleigh Lane— · | $700.7M | $1,110ppr | 15 | CEL Unique Development Pte. Ltd. | Jul 2017 |
| Stirling Road— · | $1,002.7M | $1,051ppr | 13 | Logan Property (Singapore) Company Pte Ltd and Nanshan Group Singapore Co. Pte. Ltd. | May 2017 |
| Tampines Avenue 10 (Parcel C)— · | $370.1M | $565ppr | 9 | Bellevue Properties Pte. Ltd. | May 2017 |
| Toh Tuck Road— · | $265.0M | $939ppr | 24 | S P Setia International (S) Pte Ltd | Apr 2017 |
| West Coast Vale— · | $292.0M | $592ppr | 9 | China Construction (South Pacific) Developments Co. Pte. Ltd. | Feb 2017 |
| Perumal Road— · | $174.1M | $1,001ppr | 11 | Low Keng Huat (Singapore) Limited | Jan 2017 |
| Margaret Drive— · | $238.4M | $998ppr | 14 | MCL Land (Regency) Pte. Ltd. | Dec 2016 |
| Fernvale Road— · | $287.1M | $517ppr | 14 | Sing Development (Private) Limited and Wee Hur Development Pte. Ltd. | Sep 2016 |
| Martin Place— · | $595.1M | $1,239ppr | 13 | First Bedok Land Pte Ltd | Jul 2016 |
| Bukit Batok West Avenue 6— · | $301.2M | $635ppr | 11 | Qingjian Realty (BBR) Pte Ltd. and Qingjian Realty (BBC) Pte Ltd. | May 2016 |
| Jalan Kandis— · | $51.1M | $481ppr | 9 | Dillenia Land Pte. Ltd. | Apr 2016 |
| New Upper Changi Road / Bedok South Avenue 3— · | $419.4M | $761ppr | 8 | CEL Residential Development Pte. Ltd. | Feb 2016 |
| Siglap Road— · | $624.2M | $858ppr | 8 | FCL Topaz Pte. Ltd., Sekisui House, Ltd. and KH Capital Pte. Ltd. | Jan 2016 |
| Clementi Avenue 1— · | $302.1M | $615ppr | 6 | Singland Homes Pte. Ltd. and UOL Venture Investments Pte. Ltd. | Dec 2015 |
| Alexandra View— · | $376.9M | $851ppr | 10 | Tang Skyline Pte Ltd | Nov 2015 |
| Lorong Lew Lian— · | $321.0M | $710ppr | 11 | Verwood Holdings Pte. Ltd., Intrepid Investments Pte. Ltd. and TID Residential Pte. Ltd. | Nov 2015 |
| West Coast Vale— · | $314.1M | $551ppr | 6 | EL Development Pte Ltd | Aug 2015 |
| Tampines Avenue 10— · | $227.8M | $483ppr | 12 | MCC Land (Singapore) Pte Ltd | May 2015 |
| Sturdee Road— · | $181.2M | $787ppr | 16 | SL Capital (1) Pte Ltd | Mar 2015 |
| Jurong West Street 41— · | $338.1M | $630ppr | 9 | MCL Land (Vantage) Pte. Ltd. | Mar 2015 |
| Upper Serangoon Road— · | $276.8M | $849ppr | 11 | Asset Legend Limited | Nov 2014 |
| Lorong Puntong— · | $173.6M | $731ppr | 18 | Nanshan Group Singapore Co. Pte Ltd | Oct 2014 |
| Meyappa Chettiar Road— · | $471.6M | $775ppr | 15 | MCC Land (Singapore) Pte Ltd | Aug 2014 |
| Fernvale Road— · | $252.1M | $448ppr | 3 | CEL Development Pte. Ltd. and Unique Residence Pte. Ltd. | Aug 2014 |
| Fernvale Road— · | $234.9M | $438ppr | 4 | CEL Development Pte. Ltd. and Unique Residence Pte. Ltd. | Aug 2014 |
| Prince Charles Crescent— · | $463.1M | $821ppr | 7 | UOL Venture Investments Pte. Ltd. and Kheng Leong Company (Private) Limited | Apr 2014 |
| Yishun Avenue 9 / Yishun Avenue 6— · | $278.8M | $450ppr | 5 | EL Development Pte Ltd | Mar 2014 |
| Geylang East Avenue 1— · | $145.9M | $776ppr | 16 | S L (Serangoon) Pte Ltd | Jan 2014 |
| Upper Paya Lebar Road— · | $392.3M | $648ppr | 7 | UOL Overseas Investments Pte Ltd | Jan 2014 |
| Upper Serangoon View— · | $201.6M | $522ppr | 8 | Kingsford Development Pte Ltd | Dec 2013 |
| Upper Serangoon View— · | $258.8M | $522ppr | 8 | Kingsford Development Pte Ltd | Dec 2013 |
| Mount Sophia— · | $442.3M | $1,157ppr | 9 | Hoi Hup Realty Pte Ltd, Sunway Developments Pte Ltd and S C Wong Holdings Pte Ltd | Sep 2013 |
| Cecil Street / Telok Ayer Street— · | $924.0M | $1,112ppr | 4 | FC Commercial Trustee Pte. Ltd. (as Trustee-Manager of Aquamarine Star Trust) | Aug 2013 |
| Tampines Avenue 10— · | $289.7M | $562ppr | 10 | MCC Land (Singapore) Pte Ltd | Jul 2013 |
| Faber Walk— · | $156.7M | $687ppr | 18 | World Class Land Pte Ltd | Jun 2013 |
| Kim Tian Road— · | $550.3M | $1,163ppr | 11 | Harvestland Development Pte Ltd | Apr 2013 |
| Jurong West Street 41— · | $438.9M | $651ppr | 12 | MCL Land (Prestige) Pte. Ltd. | Jan 2013 |
| Ang Mo Kio Avenue 2 / Ang Mo Kio Street 13— · | $550.0M | $790ppr | 12 | Pinehill Investments Pte. Ltd. | Jan 2013 |
| Alexandra Road / Alexandra View— · | $332.7M | $970ppr | 6 | Singland Homes Pte. Ltd. | Dec 2012 |
| Jalan Jurong Kechil— · | $73.8M | $482ppr | 23 | World Class Developments (North) Pte Ltd | Nov 2012 |
| New Upper Changi Road / Bedok Road— · | $434.6M | $791ppr | 11 | Sherwood Development Pte Ltd | Oct 2012 |
| Victoria Street / Jalan Sultan— · | $331.3M | $994ppr | 9 | Forward Land Pte Ltd | Oct 2012 |
| Prince Charles Crescent / Prince Charles Square— · | $516.3M | $960ppr | 8 | Wingstar Investment Pte. Ltd., Metro Australia Holdings Pte Ltd and Maxdin Pte Ltd | Sep 2012 |
| Dairy Farm Road— · | $244.3M | $616ppr | 9 | First Shine Properties Pte Ltd and Meadows Bright Development Pte Ltd | Sep 2012 |
| Pheng Geck Avenue / Tai Thong Crescent— · | $245.0M | $793ppr | 8 | Verwood Holdings Pte. Ltd. and Intrepid Investments Pte. Ltd. | Sep 2012 |
| Farrer Road— · | $45.8M | $1,108ppr | 15 | Far East Soho Pte. Ltd. | Sep 2012 |
| Tanah Merah Kechil Road— · | $285.2M | $676ppr | 13 | Fragrance Group Limited and World Class Land Pte Ltd | Aug 2012 |
| Pheng Geck Avenue / Tai Thong Crescent— · | $114.8M | $628ppr | 13 | Santarli Corporation Pte Ltd | Jul 2012 |
| Farrer Drive— · | $113.2M | $1,049ppr | 6 | Singland Development Pte. Ltd. | Jun 2012 |
| Buangkok Drive / Sengkang Central— · | $301.0M | $508ppr | 5 | White Haven Properties Pte. Ltd. | Jun 2012 |
| Pasir Ris Drive 3— · | $211.0M | $418ppr | 5 | Capital Development Pte. Ltd. | Jun 2012 |
| Boon Lay Way— · | $369.4M | $705ppr | 12 | MCL Land Limited | May 2012 |
| Tampines Avenue 10— · | $252.8M | $418ppr | 3 | F.E. Lakeside Pte. Ltd., FCL Topaz Pte. Ltd. and Sekisui House, Ltd. | May 2012 |
| Hillview Avenue— · | $243.2M | $638ppr | 7 | Kingsford Development Pte Ltd | Mar 2012 |
| Bedok South Avenue 3— · | $345.9M | $534ppr | 7 | F.E. Lakeside Pte. Ltd., FCL Topaz Pte. Ltd. and Sekisui House Singapore Pte. Ltd. | Feb 2012 |
| Jervois Road— · | $118.9M | $881ppr | 17 | S.L. Development Pte. Limited | Feb 2012 |
| Kovan Road / Simon Road— · | $194.6M | $507ppr | 11 | Hoi Hup Realty Pte Ltd, Investment Focus Pte Ltd and Oriental Worldwide Investments Inc | Jan 2012 |
| Mount Vernon Road— · | $388.1M | $495ppr | 5 | Intrepid Investments Pte Ltd, Sunmaster Holdings Pte. Ltd. and TID Residential Pte. Ltd. | Jan 2012 |
| Alexandra Road / Alexandra View— · | $396.0M | $754ppr | 7 | Sunmaster Holdings Pte. Ltd., Intrepid Investments Pte. Ltd. and Garden Estates (Pte) Limited | Dec 2011 |
| Jelebu Road / Petir Road— · | $492.9M | $805ppr | 10 | Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd | Dec 2011 |
| Chestnut Avenue— · | $180.0M | $426ppr | 12 | S P Setia International (S) Pte Ltd | Nov 2011 |
| Flora Drive— · | $163.0M | $361ppr | 8 | Realty Consortium Pte. Ltd | Oct 2011 |
| Jalan Loyang Besar / Pasir Ris Rise— · | $141.0M | $361ppr | 13 | Hoi Hup Realty Pte Ltd, Sunway Developments Pte. Ltd. and Oriental Worldwide Investments Inc. | Oct 2011 |
| Upper Serangoon Road / Pheng Geck Avenue— · | $185.2M | $567ppr | 15 | Clerodendrum Land Pte. Ltd. | Aug 2011 |
| Choa Chu Kang Road / Phoenix Road— · | $142.8M | $411ppr | 5 | Far East Civil Engineering (Pte.) Limited and China Construction (South Pacific) Development Co. Pte Ltd. | Jul 2011 |
| West Coast Link / West Coast Crescent— · | $175.8M | $461ppr | 12 | Boo Han Holdings Pte. Ltd. | Jun 2011 |
— The cost stack
From land bid to breakeven.
This is the part no one else publishes. We derive the breakeven from the cost side up — RLB construction benchmarks and URA transaction data — then read the launch price it implies. Analyst consensus is a cross-check at the end, never the input.
Land rate paid
—
psf ppr · the actual winning bid (URA)
Implied launch band
—
psf · breakeven + 10–16% developer margin
The read
—
Land rate is the actual awarded tender (URA) for the selected site; Roncasa breakeven is our calibrated all-in cost figure (the awarded sites with a published figure carry one). The "build + finance + fees + marketing" bar is that breakeven minus the land rate — construction anchored to RLB benchmarks, the rest stated assumptions. Implied launch adds a 10–16% developer margin to breakeven. No analyst estimate was used as an input.
— Construction cost
What it costs to build.
RLB Tender Price Index + all-in benchmarks — the floor under every breakeven
RLB Tender Price Index (SISV quarterly). Construction inflation keeps the breakeven floor rising even where land rates soften.
Good-quality condo
$343–432 psf CFA
Luxury condo
$434–594 psf CFA
Boutique premium (<200 units)
+12%
Finance assumption
3.5% × 3yr
— New launches
How they're selling, by region.
New-sale median PSF, trailing 12 months · URA caveat data · new sale only
CCR · Core Central
$2,780–3,470 psf
Median $3,087 · thinner volume, launch-led. Bukit Timah Road / Dunearn Road land rates point higher still.
RCR · City Fringe
$2,420–3,160 psf
Median $2,781 · the deepest new-launch demand band right now — most 2026 GLS sits here.
OCR · Outside Central
$1,820–2,720 psf
Median $2,162 · Lentor Central / Dairy Farm Walk breakevens ($1,780–2,364) leave real headroom.
— On the market now
The newest launches selling today.
Most recent to open · new-sale median PSF · URA caveat data, trailing
— The pipeline
What's coming to tender.
URA Confirmed & Reserve List · as of 23 Oct 2026 · 8 Confirmed · 13 Reserve
| Site | Site area | GPR | Est. GFA | Status |
|---|---|---|---|---|
| Marina Gardens Lane (opens in new tab) | 64,583 sqft | 5.6 | 361,667 sqft | Tender closed |
| East Coast Road (opens in new tab) | 59,202 sqft | 1.6 | 94,722 sqft | Open for tender |
| Orchard Boulevard (opens in new tab) | 36,597 sqft | 2.8 | 102,472 sqft | Open for tender |
| Town Hall Link (opens in new tab) | 400,417 sqft | 5.0 | 2,002,086 sqft | Open for Tender |
| De Souza Avenue (opens in new tab) | 238,959 sqft | 1.6 | 382,334 sqft | Nov-2026 * |
| Tanjong Rhu Close (opens in new tab) | 132,396 sqft | 3.5 | 463,386 sqft | Nov-2026 * |
| Berlayar Close (opens in new tab) | 303,542 sqft | 2.1 | 637,438 sqft | Dec-2026 * |
| Holland Plain (opens in new tab) | 368,125 sqft | 1.8 | 662,626 sqft | Dec-2026 * |
| Cross Street (opens in new tab) | 24,757 sqft | 6.3 | 155,969 sqft | Available for application |
| Kitchener Link (opens in new tab) | 45,208 sqft | 3.0 | 135,625 sqft | Available for application |
| Marina Gardens Crescent (opens in new tab) | 186,216 sqft | 4.2 | 782,105 sqft | Available for application |
| Media Circle (Parcel B) (opens in new tab) | 107,639 sqft | 4.3 | 462,848 sqft | Available for application |
| Media Circle (opens in new tab) | 61,354 sqft | 4.2 | 257,688 sqft | Available for application |
| Morrison Lane (opens in new tab) | 71,042 sqft | 2.8 | 198,917 sqft | Available for application |
| Punggol Walk (opens in new tab) | 107,639 sqft | 1.4 | 150,695 sqft | Available for application |
| River Valley Road (opens in new tab) | 109,792 sqft | 2.8 | 307,417 sqft | Available for application |
| Serangoon North View (opens in new tab) | 86,111 sqft | 2.5 | 215,278 sqft | Available for application |
| Telok Ayer Street (opens in new tab) | 44,132 sqft | 7.0 | 308,924 sqft | Available for application |
| Woodlands Avenue 2 (opens in new tab) | 296,007 sqft | 4.2 | 1,243,230 sqft | Available for application |
| Chuan Grove (opens in new tab) | 342,292 sqft | 2.5 | 855,730 sqft | Oct-2026 # |
| Plymouth Avenue/Dunearn Road (opens in new tab) | 122,708 sqft | 2.1 | 257,688 sqft | Oct-2026 # |
No sites match that search or filter.
No land price exists yet for any site on this list — that is what "upcoming" means. Land rate and breakeven appear once a site is tendered (see the Awards table above).
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The analysis behind the numbers.
New Launch blog · filtered to the GLS tag
GLS Analysis
GLS · D10 · Holland Plain
Amberwood at Holland: Sim Lian's 17-Year Wait — and Why Holland Plain Could Be Singapore's Next Benchmark Precinct
Sim Lian has locked up two of Holland Plain's eight GLS plots at $1,432–1,491 psf ppr and built a no-studio, family-first launch — the same first-mover playbook that took Lentor Modern's early buyers 14% up in three years.
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GLS Analysis
GLS · D16 · New Upper Changi Road
New Upper Changi Road GLS: The $1,537 Bid That Tells You Where D16 Is Heading
A CapitaLand–UOL–SingLand consortium bid 13.8% above the field for Bedok's first new condo site in 15 years — the land rate pencils out to a ~$3,000 psf launch, right where PropNex, CBRE and Knight Frank estimates already converge.
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GLS Analysis
GLS · D01/D10 · Marina South & Orchard Boulevard
Two GLS Sites, Two Different Bets: Marina South and Orchard Boulevard Decoded
Two GLS confirmed list sites released. One a precinct-building play, the other a boutique CCR acquisition — Roncasa derives implied bid ranges from construction costs and live URA data before analyst quotes land.
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GLS Analysis
GLS · D04 · Berlayar Drive
One Bid. $1,515 psf ppr. What Hong Leong and GuocoLand's Berlayar Drive Play Actually Says
The sole bidder needs to launch at $3,028–$3,107 psf — 15–18% above D04's last new launch. The cost stack shows exactly why one developer bid while others didn't.
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GLS Analysis
GLS · D08 · Little India
Little India Conservation Cluster: What YK Land's 48% Bid Premium Actually Tells You
Seven bids, one outlier. YK Land's $962 psf ppr top bid sits 48% above the second — a gap that reveals how differently developers are reading this unique conservation site.
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