The Urban Redevelopment Authority (URA) has launched a residential site at Lorong Puntong/Sin Ming Avenue for public tender and released another residential site at Kitchener Link for application under the Reserve List, as part of the 1H2026 government land sales (GLS) programme.
The Lorong Puntong/Sin Ming Avenue site, located near Bright Hill MRT Station, spans 4,283.1 sqm and can potentially yield about 140 residential units. The 99-year leasehold plot was launched for tender on June 25 and will close on Sept 15.
The first GLS site in the Thomson-Bishan area since the opening of Bright Hill MRT Station on the Thomson East Coast Line (TEL) is expected to “be popular among developers”, says Marcus Chu, CEO of ERA Singapore. “A smaller site is more manageable for developers, as it presents lower risk, and the price quantum would also be more palatable. Smaller developers who are unable to compete for larger sites could enter the fray.”
The launch comes amid a prolonged supply lull in the area, notes Chu. Apart from the boutique Artisan 8 project launched in 2025, there have been few new private residential developments in the vicinity since Jadescape’s launch in 2018.
“There may be some pent-up demand for private homes in the area,” adds Chu. “The last GLS site sold in Bishan was in 2015, when the nearby Thomson Impressions was launched… We have seen recent launches such as The Orie (Toa Payoh) and Penrith (Queenstown), the first launches in their respective towns in 10 and eight years, respectively, achieving stellar launch-day performance,” he adds.
The site might attract a top bid of $1,400 to $1,500 psf ppr, says Mark Yip, CEO of Huttons Asia. “The absolute [price] quantum of less than $200 million is a very accessible entry point for developers, and this tender may [attract] up to eight bidders,” he adds.
See also: Freehold home at 50 Saunders Road in Emerald Hill precinct for sale from $9 mil
School and MRT connectivity boost appeal
The Lorong Puntong site is located within 1km of the popular Ai Tong School and within distance of the Bright Hill MRT Station, notes Wong Shanting, head of research at Newmark.
“It is also near Upper Thomson, which offers an abundance of amenities, including Thomson Plaza and numerous eateries. Given its smaller size and highly sought-after location, we expect it to be very well-received among developers,” she adds.
See also: Valley Point redevelopment on the cards under Frasers Property’s proposed FHT ‘optimisation’ plan
Bright Hill MRT Station will eventually become an interchange with the Cross Island Line, further enhancing connectivity in the area, notes Justin Quek, deputy group CEO of Realion Group (OrangeTee & ETC).
“Future residents may also enjoy unblocked views as the site is located near a landed housing enclave,” he adds.
ERA’s Chu expects demand from HDB upgraders. “In the first five months of 2026, we have already seen 31 million-dollar flat transactions in Bishan, while 51% of flats were transacted between $750,000 to $1 million. This should provide ample liquidity for HDB owners to upgrade.”
Kitchener Link site
Meanwhile, the Kitchener Link site, located near Farrer Park MRT Station, has been placed on the Reserve List. The 4,214.9 sqm site is expected to yield about 145 units and will be released for sale only if a developer submits an acceptable minimum bid, according to URA.
With construction costs on the rise, Chu thinks the site’s smaller scale “could be viewed as desirable” by developers. “Not only does the lower capital outlay reduce risk for smaller developers, it also provides an opportunity to enter a liveable location at a more manageable price point.”
Located within walking distance of Farrer Park MRT Station on the North-East Line, the site sits in an “amenity-rich” area near City Square Mall, Mustafa Centre, Farrer Park Hospital and the upcoming Piccadilly Galleria mall. As such, PropNex’s head of research and content Wong Siew Ying expects the site to attract developer interest.
This is on the back of “healthy homebuying interest for well-located projects with easy MRT access and [proximity to] commercial offerings”, she adds.
However, given the availability of other sites in the Rest of Central Region (RCR) under the 2H2026 GLS programme that are currently open for tender, the Kitchener Link site “may not be triggered”, says Huttons Asia’s Yip.
Read about this year's GLS tenders:
Sunway MCL, CSC Land JV tops four bids for River Valley Green (Parcel C) GLS site at $1,730 psf ppr (June)
URA launches Berlayar Drive and New Upper Changi Road GLS sites (May)
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)
For more property trends and breaking news, visit City & Country’s microsite at theedgesingapore.com/cityandcountry
