Second Berlayar condo plot and 1,010-unit New Upper Changi site released for sale

[SINGAPORE] The Urban Redevelopment Authority has released for sale a second residential site in the new Berlayar estate, and a large plot at New Upper Changi Road to yield a huge 1,010-unit project.

Market watchers expect to see keen interest in both 99-year-leasehold sites, with bids in the region of S$1,400 per square foot per plot ratio, going by recent land tenders.

The Berlayar Drive site covers an area of 25,263.1 square metres (sq m). It will have maximum gross floor area (GFA) of 35,369 sq m and a height limit of five storeys.

The tender follows the November sale of the first government land sale (GLS) plot offered in the new Berlayar estate, being built on the former Keppel Club land.

The larger site, which can accommodate 745 new homes, was awarded to Kingsford Group for S$918.3 million or about S$1,326 psf ppr.

In all, some 3,000 private homes are planned for the new Berlayar estate.

“The land parcel is well-located, near employment areas such as HarbourFront Centre, Mapletree Business City and a short drive away from the CBD. It is also well-served by amenities such as VivoCity and Telok Blangah MRT station,” Justin Quek, deputy group CEO of Realion (OrangeTee & ETC) Group, said of the site offered on Friday.

Quek sees up to seven bidders for the site, with a top bid coming in the S$1,400 to S$1,500 psf ppr range, he said.

Marcus Chu, CEO of ERA Singapore, noted that the Berlayar Drive site, overlooking the water, would likely afford many units with sea views.

SEE ALSO

Drop in HDB resale flat prices in Q1 no cause for panic among condo buyers

Prime Holland Plain site draws just one bid from Sim Lian at S$454 million or S$1,491 psf ppr

Wong Siew Ying, PropNex’s head of research and content, pointed out that buyer sentiment had also improved of late, with five back-to-back launches in March and April achieving take-up rates of over 70 per cent.

Out of those, four projects – River Modern, Rivelle Tampines EC, Pinery Residences, and Tengah Garden Residences – sold 90 per cent of their units at launch.

The New Upper Changi Road site, while located in the popular Bedok neighbourhood and –and is near Bedok MRT station – is much larger and may hence see fewer bids.

The site, to yield 1,010 units, spans 30,769 sq m with a maximum GFA of 86,154 sq m, and includes a low-rise zone restricted to five storeys.

Land cost is likely to come close to or exceed S$1 billion, PropNex’s Wong said. She anticipated up to four bids for the New Upper Changi plot with a top bid at S$1,250 to S$1,350 psf ppr.

The most recent site sold in the area was a much smaller parcel at Bedok Rise for a 380-unit project. Allgreen Properties topped ten bids for the site with its S$464.8 million bid at S$1,330 psf ppr.

The New Upper Changi site is close to Bedok Mall, and could also attract buyers with its proximity to major employment hubs such as Changi Airport and Changi Business Park, said Realion’s Quek.

The tender for the Berlayar Drive site is scheduled to close on Aug 4, and the tender for the New Upper Changi Road site will close on Sep 1. The sites are part of the confirmed list for the H1 2026 GLS programme.