Two GLS Sites at Berlayar Drive and New Upper Changi Road Launched for Tender With 1,425 Units

The Berlayar Drive site spans 25,263.1 sq m (271,932 sq ft) with a maximum gross floor area of 35,369 sq m (380,712 sq ft) and a height limit of five storeys. The 99-year leasehold parcel is expected to yield about 415 residential units and marks the second private residential GLS plot launched within the Greater Southern Waterfront precinct.

It sits close to the first plot at Telok Blangah Road, which was sold in November 2025 to Kingsford Group for $918.3 million, or $1,326 psf per plot ratio. That 147,346 sq ft site can accommodate about 745 housing units and drew three bids.

Both plots occupy the former Keppel Club site and form part of the new Berlayar estate, a housing precinct expected to deliver 7,000 public housing units and 3,000 private homes. The two sites account for over one-third of the total private residential supply slated for the area, according to Justin Quek, deputy group CEO of Realion (OrangeTee & ETC) Group. He notes that developers may be keen to secure the parcel as sea-fronting sites in the precinct may be limited.

The Berlayar Drive site is a seven-minute walk from Telok Blangah MRT station on the Circle Line, just one stop from HarbourFront Interchange and the amenities at VivoCity mall. The plot also benefits from proximity to Labrador Nature Reserve and Mount Faber.

Marcus Chu, CEO of ERA Singapore, notes that the site overlooks the water and offers sea views, and expects it to draw a similar level of interest from developers as the neighbouring Telok Blangah Road plot, citing demand from HDB upgraders in nearby mature estates such as Bukit Merah and Queenstown.

Mark Yip, CEO of Huttons Asia, anticipates up to five bids for the Berlayar Drive site, with a top bid coming in between $1,400 and $1,500 psf per plot ratio.

The New Upper Changi Road site spans 331,198 sq ft with a maximum gross floor area of 927,362 sq ft. The 99-year leasehold plot can yield 1,010 residential units, making it one of the largest residential GLS parcels on offer this half.

It is the first GLS plot within walking distance of the Bedok integrated transport hub in 16 years. Located within the mature Bedok estate, the site is close to amenities at Bedok Mall and Heartbeat @ Bedok. Two schools fall within a 2 km radius: Fengshan Primary School and Bedok Green Primary School.

The most recent nearby GLS site, Bedok Rise, drew 10 bids for a 380-unit plot and was ultimately awarded to Allgreen Properties, which submitted the top bid of $464.8 million, or $1,330 psf per plot ratio.

ERA Singapore’s Chu expects strong competition for the New Upper Changi Road site and anticipates consortium bids given the scale of the project. A mega-development of more than 1,000 units allows developers to concentrate resources and marketing efforts on creating a landmark project in the neighbourhood.

Huttons Asia’s Yip predicts the New Upper Changi Road site could garner four to seven bids, with a top bid ranging between $1,350 and $1,450 psf per plot ratio. Wong Siew Ying, head of research at PropNex, offers a more conservative estimate of up to four bids at $1,250 to $1,350 psf ppr, noting that the land cost alone could approach or exceed $1 billion. For Berlayar Drive, Quek Kian Hui of Cushman and Wakefield expects up to seven bidders and estimates the winning bid at $1,400 to $1,500 psf ppr. Wong adds that buyer sentiment has improved significantly, with five back-to-back project launches achieving more than 70 per cent take-up rates. He notes that the upcoming development could benefit from a large catchment of buyers, with over 9,500 HDB flats in Bedok and Tampines set to reach their Minimum Occupation Period between 2026 and 2029.

The tender for Berlayar Drive will close on 4 August 2026, while the New Upper Changi Road tender closes on 1 September 2026.

For prospective buyers eyeing the Greater Southern Waterfront, the Berlayar Drive site offers a rare opportunity to own a waterfront-adjacent home with Circle Line connectivity. With the new Keppel MRT station (CC30) set to open on 12 July 2026 just one stop away, the precinct’s accessibility profile is strengthening rapidly. Pricing benchmarks from the neighbouring Telok Blangah Road site suggest launch prices for the future Berlayar development could fall in the range of $2,200 to $2,500 psf.

In Bedok, the New Upper Changi Road development would be a significant addition to the neighbourhood’s private housing stock. The site’s proximity to the Bedok integrated transport hub, established retail amenities and schools positions it well for families and HDB upgraders. Given the large pool of HDB flats approaching MOP eligibility, demand from upgraders is expected to be a key driver when the project eventually launches.