The Urban Redevelopment Authority (URA) launched two residential sites at Berlayar Drive and New Upper Changi Road for sale on May 15 under the 1H2026 government land sales (GLS) programme.
Expected to yield about 415 and 1,010 homes respectively, the two sites form part of the 4,575 residential units on the confirmed list of the 1H2026 GLS programme. The confirmed list supply is 50% higher than the average supply released under the GLS programme over the past decade, according to URA.
Berlayar Drive
The Berlayar Drive site is the second residential plot released for sale in the Greater Southern Waterfront area, according to Justin Quek, deputy group CEO of Realion Group (OrangeTee & ETC).
The first site was awarded in November 2025 to Kingsford Huray Development at a land bid price of $1,326 psf per plot ratio (ppr), with an expected yield of around 745 units.
With around 7,000 future HDB Prime and Plus flats planned in the wider Berlayar estate, the area is expected to deliver around 10,000 homes, including 3,000 private residential units, says Marcus Chu, CEO of ERA Singapore. “This area could eventually form a substantial pool of future HDB upgraders… [creating] a potential strong long-term demand base for private housing within the precinct,” he adds.
See also: Trio of 999-year terrace factories at Hillview Terrace up for sale at $24.4 mil
“Waterfront residential sites are very scarce in Singapore due to the competing needs for the limited coastline,” says Mark Yip, CEO of Huttons Asia. As such, this presents a “rare opportunity” for developers to create a “compelling product” that overlooks the waterway with views of Sentosa and Labrador Nature Park.
Huttons Asia expects the site to attract up to five bidders, with a top bid of $1,350 to $1,450 psf ppr; while Realion expects up to seven bidders at a top bid of between $1,400 to $1,500 psf ppr.
New Upper Changi Road
The New Upper Changi Road site, located within walking distance of Bedok Integrated Transport Hub, is the “last parcel of land and the first GLS site” to enjoy the convenience, says Yip.
The plot at Bedok Rise, which drew 10 developer bids, was the most recent site sold in the vicinity in December 2025, at a land bid price of $1,330 psf ppr.
Bedok is a mature estate and very popular among buyers. It is well-served by public transport and expressways like East Coast Parkway (ECP) and Pan Island Expressway (PIE), as well as amenities such as Bedok Mall, Heartbeat @ Bedok, food centres and primary schools like Bedok Green Primary School and Fengshan Primary School, adds Yip.
“Several schools are also within 2km of the site, making it convenient for families with school-going children,” says Quek. Investors and landlords may also be attracted to the development on this site, given its “proximity to major employment hubs such as Changi Airport and Changi Business Park”, he adds.
The future development on this site could “capture demand from HDB upgraders” once they enter the market in 2027 after their Minimum Occupation Period (MOP), says Chu of ERA Singapore.
“In 2025, among flats 15 years old or younger, the median resale prices for five-room and four-room flats in Bedok stood at $1.03 million and $860,000, respectively, providing substantial capital for upgrading,” adds Chu. “Recently, four-room flats at Bedok South Horizon, which have reached their MOP, were sold for above $1.2 million.”
Huttons Asia expects the site to attract up to four bidders, with a top bid of $1,100 to $1,200 psf ppr; while Realion expects up to seven bidders, with a top bid of $1,350 to $1,450 psf ppr.
The tenders will close on Aug 4 for the Berlayar Drive site and Sept 1 for the New Upper Changi Road site.
Read about this year's GLS tenders:
Holland Plain GLS site in D10 draws sole bid from Sim Lian (May)
Dunearn Road GLS site draws six bids; Wing Tai-Metro consortium on top with $1,625 psf ppr bid (April)
River Valley Green (Parcel C) GLS site in popular Great World area could ‘pique developer interest’ (April)
Peck Hay Road GLS site in Newton could draw up to eight bids: analysts (April)
Frasers Property-Mitsubishi Estate JV tops four bids for Kallang Close GLS site at $1,415 psf ppr (April)
Large 5.74ha Bayshore Drive mixed-use GLS site could draw $2 bil top bid: analysts (March)
Qingjian Realty, joint venture partners top Dover Drive GLS bid with $1,556 psf ppr (March)
URA launches GLS site at Holland Plain, with up to six bidders expected (February)
CDL-Woh Hup JV places top bid for Tanjong Rhu GLS site, beating out four others (February)
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