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.
What developers actually paid.
URA tender results · residential sites — awarded price, land rate, bids received
| Site | Winning bid | Land rate | Bids | Top bidder | Awarded |
|---|---|---|---|---|---|
| Holland PlainD10 · OCR | $454.0M | $1,491ppr | 1 | Sim Lian | May 2026 |
| Kallang CloseD12 · RCR | $610.8M | $1,415ppr | 4 | Frasers / MJR | Apr 2026 |
| Dover DriveD05 · RCR | $951.0M | $1,556ppr | 6 | CNQC / Forsea / Jianan | Mar 2026 |
| Lentor CentralD26 · OCR | $657.1M | $1,278ppr | 5 | GuocoLand / Intrepid / TID | Mar 2026 |
| Tanjong Rhu RoadD15 · RCR | $709.3M | $1,455ppr | 5 | CDL / Bedrock | Feb 2026 |
| Bedok RiseD16 · OCR | $464.8M | $1,330ppr | 10 | Bellis Residential | Dec 2025 |
| Bukit Timah RoadD09 · CCR | $566.3M | $1,820ppr | 8 | HH Investment | Nov 2025 |
| Telok Blangah RoadD04 · RCR | $918.3M | $1,326ppr | 3 | Kingsford Huray | Nov 2025 |
| Upper Thomson Road (Parcel A)D26 · OCR | $613.9M | $1,062ppr | 5 | Wee Hur / GSC Holdings | Oct 2025 |
| Dorset RoadD08 · RCR | $524.3M | $1,338ppr | 9 | United Venture Development | Oct 2025 |
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 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.
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.
How they're selling, by region.
New-sale median PSF, trailing 12 months · URA caveat data · new sale only
Median $3,087 · thinner volume, launch-led. Bukit Timah Road / Dunearn Road land rates point higher still.
Median $2,781 · the deepest new-launch demand band right now — most 2026 GLS sits here.
Median $2,162 · Lentor Central / Dairy Farm Walk breakevens ($1,780–2,364) leave real headroom.
The newest launches selling today.
Most recent to open · new-sale median PSF · URA caveat data, trailing
What's coming to tender.
URA Confirmed & Reserve List · as of 1 Oct 2026 · 8 Confirmed · 13 Reserve
| Site | Site area | GPR | Est. GFA | Status |
|---|---|---|---|---|
| East Coast Road | 59,202 sqft | 1.6 | 94,722 sqft | Open for tender |
| Marina Gardens Lane | 64,583 sqft | 5.6 | 361,667 sqft | Open for tender |
| Orchard Boulevard | 36,597 sqft | 2.8 | 102,472 sqft | Open for tender |
| Town Hall Link | 400,417 sqft | 5.0 | 2,002,086 sqft | Open for Tender |
| De Souza Avenue | 238,959 sqft | 1.6 | 382,334 sqft | Nov-2026 * |
| Tanjong Rhu Close | 132,396 sqft | 3.5 | 463,386 sqft | Nov-2026 * |
| Berlayar Close | 303,542 sqft | 2.1 | 637,438 sqft | Dec-2026 * |
| Holland Plain | 368,125 sqft | 1.8 | 662,626 sqft | Dec-2026 * |
| Cross Street | 24,757 sqft | 6.3 | 155,969 sqft | Available for application |
| Kitchener Link | 45,208 sqft | 3.0 | 135,625 sqft | Available for application |
| Marina Gardens Crescent | 186,216 sqft | 4.2 | 782,105 sqft | Available for application |
| Media Circle | 61,354 sqft | 4.2 | 257,688 sqft | Available for application |
| Media Circle (Parcel B) | 107,639 sqft | 4.3 | 462,848 sqft | Available for application |
| Morrison Lane | 71,042 sqft | 2.8 | 198,917 sqft | Available for application |
| Punggol Walk | 107,639 sqft | 1.4 | 150,695 sqft | Available for application |
| River Valley Road | 109,792 sqft | 2.8 | 307,417 sqft | Available for application |
| Serangoon North View | 86,111 sqft | 2.5 | 215,278 sqft | Available for application |
| Telok Ayer Street | 44,132 sqft | 7.0 | 308,924 sqft | Available for application |
| Woodlands Avenue 2 | 296,007 sqft | 4.2 | 1,243,230 sqft | Available for application |
| Chuan Grove | 342,292 sqft | 2.5 | 855,730 sqft | Oct-2026 # |
| Plymouth Avenue/Dunearn Road | 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).
The analysis behind the numbers.
New Launch blog · filtered to the GLS tag
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.
Read the analysis →
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.
Read the analysis →
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.
Read the analysis →
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.
Read the analysis →
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.
Read the analysis →