URA Releases Orchard Boulevard and Marina Gardens Lane GLS Sites for About 500 Homes

The Orchard Boulevard parcel is a smaller plot at 3,438 sq m, with a maximum gross floor area (GFA) of 9,627 sq m and a gross plot ratio of 2.8. It can yield about 110 new homes and is the second site to be offered in the area since 2023.

The first Orchard Boulevard plot was bagged by UOL Group and Singapore Land Group in February 2024 for S$428.3 million, or about S$1,617 per square foot per plot ratio (psf ppr). That site is being developed into the 301-unit Upperhouse at Orchard Boulevard. At its launch in July 2025, Upperhouse sold about half of its units at an average price of S$3,350 psf, and is about 80% sold to date.

The second parcel’s palatable size, closeness to the main Orchard Road retail strip and proximity to popular schools is expected to draw keen interest from developers. Analysts see top bids for the prime Core Central Region site coming in at between S$1,650 and S$1,750 psf ppr. The tender closes on Oct 29.

The Marina Gardens Lane plot has a land area of 6,007.4 sq m, a maximum GFA of 33,642 sq m and a gross plot ratio of 5.6. It is zoned for residential use with commercial space on the first storey and can yield an estimated 390 units, including 150 sq m of retail space. The site is near Marina South MRT station on the Thomson-East Coast Line and sits within the 45-hectare Marina South precinct.

The first Marina Gardens Lane site attracted four bids and was awarded to Kingsford in July 2023 for S$1.034 billion, or S$1,402 psf ppr. It has since been developed into the 937-unit One Marina Gardens, which has achieved a 70.5% take-up rate since its April 2025 launch, according to ERA Singapore.

A second Marina South site at Marina Gardens Crescent, however, drew only one bid that was deemed too low and not awarded. A joint venture between GuocoLand and two Hong Leong Group entities had bid S$770.5 million or S$984 psf ppr for that white site.

ERA Singapore CEO Marcus Chu noted that the current site is adjacent to Gardens by the Bay and overlooks Marina Bay. Its small plot size and high plot ratio could allow for a single high-rise tower or a taller tower paired with a shorter block. ERA expects the top bid to reach at least S$1,450 psf ppr. The tender closes on Oct 15.

Both sites are on the confirmed list of the GLS programme for the second half of 2026. Under URA’s indicative launch schedule, they are the first two of eight residential sites on that list to be offered.

Six more GLS confirmed list residential sites are scheduled to be launched under the H2 schedule. These include five private residential projects in East Coast Road, De Souza Avenue, Tanjong Rhu Close, Berlayer Close and Holland Plain, and a 735-unit executive condominium site at Jurong East Avenue 1.

Marina South MRT station is not yet operational, but is expected to open alongside the surrounding developments, ERA said. Under the latest Master Plan, the Marina South precinct is planned as a mixed-use residential neighbourhood comprising retail, office, hotel and residential uses.