The Urban Redevelopment Authority (URA) has released two residential sites at Holland Plain and Morrison Lane for sale under the 1H2026 Government Land Sales (GLS) programme.
The 15,716.9 sqm site at Holland Plain can potentially yield about 280 residential units, with a total maximum gross floor area of 28,291 sqm, according to a URA statement on Feb 25. This is the second GLS parcel released in the area since Holland Link in end-2024.
The 280 units form part of the 4,575 residential units to be released via the Confirmed List of the 1H2026 GLS programme.
Higher gross plot ratio than first site
With a 99-year lease, the Holland Plain site is the second site to be launched in the new Holland Plain precinct. This precinct is planned as a private residential enclave. Residents will have access to the future Community Plain park in the middle of the precinct and Holland Green Linear Park to the south.
This linear park is connected to the Rail Corridor, linking to the Bukit Timah Nature Reserve, Hindhede Nature Park and Rifle Range Nature Park. For amenities, Bukit Timah Plaza, KAP Mall and the upcoming Bukit V mall are nearby.
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The Holland Plain site has a maximum building height of six to eight storeys and a gross plot ratio of 1.8.
This site has a slightly higher plot ratio than the earlier site at Holland Link, allowing for a taller development overseeing the Brizay Park, Bukit Sedap and Maryland Good Class Bungalow (GCB) areas, says Mark Yip, CEO, Huttons Asia.
It is close to the future King Albert Park MRT interchange on the Downtown Line and Cross Island Line. Buyers can easily travel to the CBD and Changi Airport, Yip adds.
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There is also a planned bus stop at the south of the land parcel, which will enhance connectivity for residents, notes Yip.
The land parcel is located in the Bukit Timah education belt; Methodist Girls' School is a short walk away.
Demand for Core Central Region (CCR) homes in 2025 rose to its highest level in four years. The strong take-up above 50% for Newport Residences in January strengthened the confidence in the CCR segment, says Yip.
One, three or six bidders?
The tender for the Holland Plain site will close at noon on May 7. The site could see one to three bidders and a top bid between $1,350 and $1,450 psf per plot ratio (ppr), adds Yip. This will be in line with the previous tender bid of $1,432 psf ppr for Holland Link site in July 2025.
This will translate into a moderate quantum below $500 million, offering developers an opportunity to enter the CCR segment and “tap on the positive sentiment”, adds Yip.
Marcus Chu, CEO of ERA Singapore, thinks bidding behaviour will “remain rational rather than aggressive”, with “ample land supply in the pipeline” and the nearby Dunearn Road GLS tender “closing soon”.
Still, he expects up to six bidders for the site. “Based on recent precedents such as Holland Link, which drew five bidders at $1,432 psf ppr, we anticipate a similar level of participation, approximately four to six bidders, with land rates potentially hovering around the $1,400 psf ppr range.”
The “relatively modest” estimated yield of 280 units lowers capital exposure and may attract small- to mid-sized developers seeking “controlled risk entry” into the central region, adds Chu.
Meanwhile, PropNex projects that the Holland Plain site may attract three to five bids. Realion Group expects two to five bids.
According to Chu, demand for new homes in Holland Plain could be supported by current homeowners in the Bukit Timah area and by HDB upgraders from neighbouring Queenstown.
Demand fundamentals appear supportive, he adds. “In Queenstown alone, 2,405 flats will reach Minimum Occupation Period this year, potentially expanding the upgrader pool. With 173 million-dollar HDB transactions recorded last year — the third-highest nationally — liquidity in the area remains robust.”
Within Bukit Timah, right-sizers from landed properties — where median resale prices averaged $7.5 million last year — represent another viable demand segment, says Chu. “These homeowners possess both the equity and financial flexibility to transition into new private developments within the same district.”
Sim Lian Group was awarded first site
In August 2025, URA awarded the tender for the first site at Holland Link to the highest tenderer — a joint venture between Sim Lian Land and Sim Lian Development.
The top bid of $368.37 million, or $1,432 psf ppr, beat out four other bids and was 22.2% higher than the second-highest bid. With a maximum GFA of 257,225 sq ft, the site can potentially yield about 230 housing units.
The first site at Holland Link was launched for tender on Dec 3, 2024 and the tender closed on July 29, 2025.
River Valley momentum to trigger Morrison Lane site
Meanwhile, the 6,669.8 sqm site at Morrison Lane along Mohamed Sultan is available for application under the Reserve List and can potentially yield 205 residential units alongside 500 sqm of commercial space.
This may appeal to developers looking for calibrated exposure rather than large-scale commitments, says Chu.
“The Morrison Lane site could attract interest should developers seek to replenish land banks in the CCR, particularly following the strong take-up rates observed in the nearby River Valley Green cluster... Should market momentum in the River Valley area remain resilient, we would not be surprised to see the site triggered for tender,” Chu adds.
The successful bid may be between $1,400 and $1,500 psf ppr, according to Yip. This translates into a “bite-sized” quantum of around $300 million and may draw in up to five developers keen to enter the CCR market, he adds.
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