10 Feb 2025
River Valley Green (Parcel B) Draws Five Bidders
Property Insight

The River Valley Green (Parcel B) Government Land Sales (GLS) site, designated for residential with commercial at the first storey, attracted five bidders. This marks the highest level of participation for a site in the vicinity in recent times, underscoring developers' confidence in its potential.

GuocoLand, through GLL B Pte. Ltd., emerged as the top bidder with a $627.8 million bid, translating to $1,420 per square foot per plot ratio (psf ppr). This exceeded the second-highest offer by 8.9%, reinforcing market optimism for well-located plots. Other bidders included Sing Holdings Residential Pte. Ltd. ($1,303 psf ppr), Sing-Haiyi Garnet Pte. Ltd. ($1,280 psf ppr), Garden Estates (Pte.) Limited ($1,252 psf ppr), and Kingsford Huray Development Pte. Ltd. ($1,251 psf ppr).

The strong interest in this site contrasts with earlier tenders—River Valley Green (Parcel A) had only two bidders, Zion Road (Parcel B) also saw two bidders, while Zion Road (Parcel A) attracted a single bid. This underscores the strategic appeal of River Valley Green (Parcel B), which benefits from excellent connectivity and a desirable residential district near the Singapore River.

Market Context and Demand Trends

Private home sales in the Core Central Region (CCR) in 2024 moderated, with 378 units sold compared to 1,454 units in 2023. The slowdown was largely due to the limited number of new launches earlier in 2024. However, 2025 is expected to see a turnaround, driven by an increase in new project launches. Upcoming developments like Marina View Residences and Aurea are anticipated to reignite buyer interest and provide a diverse range of housing options.

Prime Location and Competitive Positioning

Situated within the River Valley Planning Area, the site is highly coveted due to its proximity to the Singapore River, Robertson Quay, and Great World MRT station on the Thomson-East Coast Line. This location provides seamless access to the Central Business District (CBD), Marina Bay, Orchard Road, and key expressways.

The site’s prime positioning makes it attractive to local and international buyers, particularly with lifestyle and recreational amenities such as Great World City and Robertson Quay's riverside dining and nightlife. Additionally, River Valley Primary School enhances the site’s family appeal.

Price Projections and Market Resilience

The non-landed price index in the CCR saw a 4.5% increase in 2024, up from 1.9% in 2023. 4Q2024 recorded a 2.6% increase, rebounding from a -1.1% dip in 3Q2024. The luxury segment remained resilient, with marginal growth in high-value transactions ($10 million and above), reinforcing demand for prime district properties.

Click here for the full report 

Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics

Email: mohan@sri.com.sg  

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Property Insight
04 Sep 2026
New Upper Changi Road GLS Tender Sets New OCR Land Benchmark

The New Upper Changi Road Government Land Sales (GLS) site attracted an exceptionally strong top bid of approximately $1.43 billion, or $1,537 psf ppr, from United Venture Development (Daisy) Pte. Ltd. and CL Sapphire Pte. Ltd., a joint venture between UOL and CapitaLand. The result represents a new record land bid for an Outside Central Region (OCR) residential parcel in recent memory, particularly notable given the site's substantial scale and capital commitment. 

A key factor supporting the tender outcome is the relative scarcity of major new private residential projects around Bedok MRT. Sky Eden@Bedok, comprising 158 units, was launched in 2022 and sold more than 75% of its units during its launch weekend before achieving a complete sell-out by 2024. With no comparable major project launched in the immediate Bedok MRT vicinity since then, the eventual New Upper Changi Road development could tap into a refreshed pool of demand. 

The site is expected to yield approximately 1,010 residential units, placing it firmly within the mega-development category. Its proximity to Bedok MRT station, Bedok Bus Interchange and Bedok Mall, together with the established schools, retail, food and healthcare amenities within the mature Bedok estate, should broaden its appeal to owner-occupiers, investors and particularly HDB upgraders from Bedok and the wider East region. The location map on page 2 further illustrates the site's immediate proximity to Bedok's established transport and amenity network. 

Click

here

for the full report:

Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics

Email: mohan@sri.com.sg

Property Insight
28 Aug 2026
Singapore Industrial Property Market 1H2026: Resilient Growth Continues

Singapore’s industrial property market remained resilient in the first half of 2026, with prices, transaction activity and rents continuing to rise despite a more uncertain global economic environment. According to JTC’s industrial property price index, prices increased by 1.8% in 1H2026, moderating from the 2.9% growth recorded in 1H2025. The continued expansion of Singapore’s manufacturing sector, supported by artificial intelligence-related demand across semiconductors, infocomms and consumer electronics, provided a supportive backdrop for the industrial market. 

Strata industrial transaction activity also strengthened, with caveated sales increasing 4.3% year on year from 797 transactions in 1H2025 to 831 transactions in 1H2026. Multiple-user factories continued to dominate the market, accounting for 92.8% of strata industrial transactions. 

Looking ahead, Singapore’s industrial property market is expected to remain resilient through the second half of 2026. Continued strength in electronics, semiconductors, precision engineering and other advanced manufacturing industries should underpin demand for modern industrial facilities. Growing adoption of AI technologies and investment in higher-value manufacturing activities are also expected to support demand for high-specification factories, logistics facilities and selected business parks. 

Click

here

for the full report:

Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics

Email: mohan@sri.com.sg

Property Insight
25 Aug 2026
NDR 2026 Housing Measures: Broadening Access Across the Housing Journey

The housing measures announced at National Day Rally 2026 represent a timely recalibration of Singapore’s housing framework, with higher income ceilings expanding access to subsidised housing and mortgage support across different stages of the housing journey. The monthly household income ceiling for eligible families will increase from S$14,000 to S$16,000, while the corresponding ceiling for singles will rise from S$7,000 to S$8,000. For applicable future Executive Condominium (EC) projects, the household income ceiling will increase from S$16,000 to S$18,000. 

For ECs, the increase to S$18,000 broadens the potential buyer pool, particularly among dual-income households that have moved beyond the revised HDB ceiling but remain within EC eligibility. However, the market impact will be gradual because the new ceiling applies only to new EC units where the land sale tender closes on or after 24 August 2026.

Overall, the measures represent a wider housing life-cycle recalibration rather than a change focused solely on BTO eligibility. By updating income thresholds across multiple housing programmes, expanding EC accessibility and providing additional ballot chances for first-time families with children from the February 2027 sales exercise, the framework broadens housing options while allowing eligibility parameters to evolve alongside household incomes and circumstances.

Click

here

for the full report:

Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics

Email: mohan@sri.com.sg

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