Gls Sites Telok Blangah Road Dorset Road And Upper Thomson Road Launched Tender

(Photo: PropNex)New BTO units in a HDB housing estate
The government has launched three residential sites for sale under the 1H2025 Government Land Sales (GLS) programme. Located at Telok Blangah Road, Dorset Road, and Upper Thomson Road, these Confirmed List sites are set to be highly sought-after by developers due to their prime locations and potential for high yield.The first site, located at Dorset Road, spans over 111,934 sq ft and is designated as a 99-year leasehold residential plot. This site is expected to yield around 425 units for development. The second site, located at Telok Blangah Road, covers an area of 147,346 sq ft and is also zoned for residential use. This 99-year leasehold site has a higher estimated yield of 745 units.Meanwhile, the third site, named Upper Thomson Road (Parcel A), has a total area of 262,875 sq ft. It is also zoned for residential use, with an element of commercial space at the first storey. This 99-year leasehold site is expected to yield approximately 595 housing units, along with an estimated 21,527 sq ft of commercial space.Although the Upper Thomson Road (Parcel A) site was first launched for sale in December 2023, no bids were received at the tender closing in June 2024. However, the Dorset Road and Telok Blangah Road sites are expected to generate more interest, with tenders closing on Oct 9, Oct 23, and Nov 4, respectively.

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Residents of Sembawang EC will enjoy seamless connectivity within Singapore’s MRT network. The upcoming development, located along Sembawang Road, is strategically connected to the Canberra MRT station (connecting to the North-South Line) and City Hall (connecting to the East-West Line). This integration ensures that residents will have smooth and efficient travel to any destination within Singapore. This level of connectivity is essential in Singapore, where a reliable public transport system is crucial for everyday life. Families residing in Sembawang EC will particularly benefit from reduced travel time and accessibility to educational institutions, business districts, and lifestyle hubs. Whether it’s for school or work, travelling around the city will be a breeze.

Wong Siew Ying, head of research and content at PropNex, believes that the Telok Blangah Road site may receive more attention as it is the first private housing plot to be launched on the former Keppel Golf Course site. This launch marks the beginning of the transformation of the Greater Southern Waterfront. She also adds that the Dorset Road site stands out due to its prime location and abundance of amenities.However, developers may exercise caution due to the uncertainty in global markets, such as the US tariffs and conflicts in the Middle East. “The bids for these sites may be more conservative, depending on how these situations unfold and their impact on the global economy,” Wong comments.Developers may also choose to wait for future sites, according to Mark Yip, CEO of Huttons Asia. This includes land parcels in the Kallang and Tanjong Rhu areas, which will be launched for sale in the 2H2025 GLS programme.The Telok Blangah Road site: First private residential plot in the Greater Southern WaterfrontThe Telok Blangah Road site is the first private residential site to be launched for sale in the Greater Southern Waterfront (GSW) precinct. It is also the first GLS site in Telok Blangah in 35 years, according to Huttons’ Yip. “The last GLS site sold was Harbour View Towers in 1990,” he adds.This plot is situated on the former Keppel Golf Course site, which is slated to be redeveloped into a new housing precinct with 9,000 public and private homes. It is within walking distance of the Telok Blangah MRT Station on the Circle Line and is surrounded by amenities such as VivoCity mall, the Labrador Nature Reserve, Mount Faber, and Blangah Primary School.A map showing the location of the Telok Blangah Road GLS site (Picture: EdgeProp LandLens)PropNex’s Wong believes that this site will generate a lot of interest from developers looking for a first-mover advantage in the area. She predicts that the site could receive five to six bids, with a top bid ranging from $1,250 to $1,350 psf ppr.Read also: No bids received for Media Circle Parcel B GLS siteAdvertisementAdvertisementJustin Quek, CEO of OrangeTee & Tie, expects strong demand for this site from both developers and buyers looking to be part of the GSW transformation. With 745 units, the future project at the site will make up about 25% of the 3,000 private homes planned for the GSW, limiting future opportunities for private housing in the area. Quek adds that the Dorset Road site is in the most amenity-rich area among the three sites.Dorset Road site: Ideal location in a well-established city fringe estate
The Dorset Road site is just a short walk from the Farrer Park MRT Station on the North-East Line. It is also close to shopping centres such as City Square Mall and Mustafa Centre. Additionally, the site is surrounded by schools like Farrer Park Primary School, St Joseph’s Institution Junior, and Hong Wen School.A map showing the location of the Dorset Road GLS site (centre, in blue). The site is close to Piccadilly Grand (bottom, in purple) (Picture: EdgeProp LandLens)The upcoming development at this site will be the first major project in the area since the 407-unit Piccadilly Grand. “We expect this project to receive a positive response from buyers, based on the overwhelming interest in Piccadilly Grand during its launch in 2022,” adds PropNex’s Wong.Developed by City Developments (CDL) and MCL Land, Piccadilly Grand features a direct link to the Farrer Park MRT Station. The project moved 77% of its units over its launch weekend and sold out in 2023. CDL and MCL Land acquired the Northumberland Road site in May 2021 at $1,129 psf ppr, beating nine other bids for the GLS tender.Wong predicts that the Dorset Road site could receive between four to five bids, with a top bid ranging from $1,100 to $1,200 psf ppr.Marcus Chu, CEO of ERA Singapore, points out that the Dorset Road site is situated close to a 10ha brownfield site in Farrer Park that is scheduled for redevelopment. The new estate is expected to have 1,600 new HDB flats, as well as sports and recreational facilities. “Being just 500m or seven minutes on foot from Dorset Road, this future sports hub could become a key amenity and social hub for Farrer Park’s residential communities,” he adds.Read also: First GLS site in Bayshore draws eight bids, SingHaiyi puts in top bid of $1,388 psf pprAdvertisementAdvertisementUpper Thomson Road (Parcel A): Revised tender launch with changes to SA2 componentWhen Upper Thomson Road (Parcel A) was first launched for tender in December 2023, it included a requirement for a new type of long-stay serviced apartments known as Serviced Apartments II (SA2). These apartments have a minimum stay requirement of three months. The site was also put up for sale alongside the adjacent Upper Thomson Road (Parcel B).Map and overview of Upper Thomson Road (Parcel A) (Picture: EdgeProp LandLens)Parcel B was awarded to a GuocoLand-Hong Leong Holdings joint venture in April 2024. The partners submitted a bid of $779.6 million, or $905 psf ppr, for the site. The 941-unit Springleaf Residences at the site is expected to launch later this year.The tender for Parcel A closed in June 2024 without any bids. Developers may have been discouraged from bidding for the site due to uncertainty surrounding the demand for long-stay serviced apartments in the area, comments PropNex’s Wong.She adds that URA has now provided developers with more flexibility, with the agency noting that SA2 use is no longer mandatory for the site. Instead, developers can opt to include SA2 units in their plans, subject to approval from technical agencies. Wong believes that this flexibility might increase interest in the site. She anticipates two bids from developers, with a top bid ranging from $900 to $1,000 psf ppr.ERA’s Chu also believes that URA’s decision to roll back the SA2 component may boost interest in the site. “Located next to Springleaf MRT Station, the site is expected to appeal strongly to future buyers, as evidenced by the high take-up rates at projects in the nearby Lentor housing cluster,” he adds.However, he notes that the Springleaf precinct currently lacks certain amenities and school options. Additionally, the upcoming launches in the Lentor area could also influence the number of bids for the site.Nonetheless, Chu points out that purchasing a unit at Upper Thomson Road (Parcel A) offers a “clear first-mover advantage” for future buyers. Developers are also likely to consider the performance of Springleaf Residence when bidding for the site, he adds.OrangeTee & Tie’s Quek highlights that the sizeable commercial space at the future development on Parcel A will provide more amenities to the Springleaf area, making it more attractive to buyers. He also believes that the site could attract downgrader demand from landed homeowners in the vicinity. Additionally, the gap between Parcel A and Parcel B tenders gives the market time to absorb the new supply of units, especially since potential buyers looking to buy a private home in this area have limited options. Quek expects a range of two to five bids for this site, with the highest bid ranging from $950 to $1,050 psf ppr.