19 Mar 2025
GLS Tender Results: Bayshore Road Site Attracts Strong Developer Interest
Property Insight

Sing-Haiyi Garnet Pte. Ltd. secured the Bayshore Road residential site with a top bid of $658.9 million ($1,388 psf ppr), narrowly surpassing Sing Holdings Residential Pte. Ltd. by 0.8%. The tender attracted eight bidders, reflecting strong developer interest in this well-located site.

This marks the highest number of bidders for a non-EC GLS site since Jalan Tembusu in 2022, underscoring the continued demand for well-located private residential plots. The Bayshore precinct is undergoing major transformation, presenting an opportunity for developers to establish an early foothold in a future waterfront district.

The site’s strategic location enhances its appeal. It is close to Temasek Junior College, Temasek Secondary School, and the upcoming Bayshore MRT station on the Thomson-East Coast Line. Connectivity is further strengthened by the East Coast Parkway (ECP), providing easy access to the CBD and Changi Airport.

This land parcel is the first private residential site launched in the Bayshore neighbourhood, an area envisioned as a dynamic residential and community hub. The Urban Redevelopment Authority (URA) plans to integrate development with green spaces, places of worship, sports and recreational facilities, and educational institutions, fostering a holistic living environment.

The precinct's long-term potential likely contributed to the keen competition, with developers leveraging the First-Mover Advantage to set a benchmark for future developments. The Bayshore transformation began in October 2024 with the launch of two Build-To-Order (BTO) projects. This signals the evolution of Bayshore into a vibrant, well-integrated residential enclave with a blend of coastal living and urban convenience.

The site's proximity to a prestigious landed housing enclave provides an opportunity to attract potential upgraders. Homeowners in these exclusive estates may transition to new condominiums offering modern facilities, enhanced security, and a low-maintenance lifestyle. Additionally, a mature residential catchment could encourage existing homeowners to downsize or invest, further supporting demand.

Overall, this GLS tender reinforces Bayshore’s potential as a desirable residential district, offering connectivity, urban transformation, and investment potential. The strong bidding interest reflects developers’ confidence in the area's long-term value.

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
02 Dec 2025
1H2026 GLS Programme To Deliver a Calibrated and Steady Supply Pipeline

The 1H2026 Government Land Sales programme will introduce 4575 private housing units on the confirmed list, which is 3.2% lower than the 4725 units in 2H2025 and 9.0% below the 5030 units in 1H2025. Despite this moderation, the overall pipeline remains healthy when including the reserve list, resulting in a total of 9185 units, broadly comparable with earlier programmes. The calibrated adjustment reflects the authorities’ intention to pace out land supply following the stronger injections seen from 2024 to 2025, which had helped stabilise market conditions and ease previous tight inventory.

The confirmed list features nine sites across multiple regions. Bayshore Drive is the largest site, capped at 1280 units, positioning it as a future mega development anchoring the transformation of the Bayshore precinct. New Upper Changi Road contributes about 1040 units, reinforcing the Eastern Corridor’s residential pipeline. At the other end of the spectrum, Lorong Puntong is the smallest site with about 140 units, likely taking shape as an exclusive low density project benefiting from strong connectivity via the Thomson East Coast Line.

Two Executive Condominium (EC) sites are included — Sembawang Drive and Canberra Drive — providing a combined supply of about 635 units. ECs have demonstrated strong performance, with 1550 new EC units sold in the first nine months of 2025, surpassing the full year figure of 1227 units in 2024. ECs continue to show investment resilience, supported by their hybrid nature and strong resale outcomes.

Overall, the 1H2026 GLS programme presents a balanced and well timed pipeline across city fringe, suburban, and transformation areas. The moderated confirmed list supply, paired with a still robust total pipeline, supports sustainable market conditions while allowing earlier GLS injections to be absorbed progressively.

Click

here

for the full report 

Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics

Email: mohan@sri.com.sg

Property Insight
28 Nov 2025
Positive EC Market Momentum Builds Confidence Ahead of Coastal Cabana Launch

The Executive Condominium market continued to show firm momentum in the first 10 months of 2025, reinforcing its reputation as one of the most resilient and value driven residential segments in Singapore. SRI Research’s analysis of 67 EC developments recorded 1,625 resale transactions during this period, and more than 97 percent of caveated resales achieved positive gains. This high success rate reflects the EC model’s strength as a pathway for long term capital appreciation, particularly for HDB upgraders seeking private housing at a more accessible entry point. 

Both recently completed and older ECs contributed to profitable outcomes, although newer projects made up the larger share of gains. Around 69.1 percent of profitable transactions came from ECs completed within the last 10 years, signalling sustained demand for developments with modern facilities and longer remaining leases. 

Buyer profiles also highlight the EC market’s broadening reach. Private address buyers made up 53.4 percent of profitable resale transactions, showing increased participation from owners already in the private segment who seek larger formats at comparatively attractive price points. At the same time, 46.6 percent of transactions involved HDB address buyers, indicating that ECs remain a key stepping stone for upgraders entering the private housing market. 

Land bid patterns further reinforce the affordability edge. EC land bids averaged $748 psf ppr in the first ten months of 2025, while OCR private residential land bids averaged $1,114 psf ppr, creating a 49 percent gap. Despite gradually rising EC land prices, the cost structure remains favourable enough for developers to price EC launches below the broader mass market. 

Looking ahead, the upcoming Coastal Cabana EC in Pasir Ris is set to attract considerable interest. With 748 units, lifestyle focused design, strong connectivity through Pasir Ris MRT interchange on the Cross Island Line, and proximity to schools and recreation, the development offers a rare coastal living experience within the EC segment. Supply in the East remains limited, further supporting its outlook. 

Click

here

for the full report 

Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics

Email: mohan@sri.com.sg

Property Insight
27 Nov 2025
Allgreen Tops Bedok Rise GLS with Competitive Land Bid

The Bedok Rise Government Land Sales tender drew strong interest from developers, marking one of the most competitive suburban land tenders in recent years. A total of 10 bidders participated, exceeding the 8 bidders seen at the nearby Bayshore Road site and matching the strongest participation levels last recorded at Slim Barracks Rise in 2021 . This reflects the continued appeal of residential plots in the Outside Central Region, a segment that remains the anchor of new home sales across the island.

Bellis Residential Pte Ltd, linked to Allgreen Properties, submitted the top bid at $464.8 million dollars, translating to $1,330 dollars psf ppr. The gap with the second placed bid by Hoi Hup Realty was very narrow at just 0.4 percent, highlighting the close competition among developers. The spread from the highest to the lowest bid reached 18.6 percent, showing a wide range of price expectations for this site .

Following the recent launch of Promenade Peak in the Rest of Central Region, Allgreen appears to be extending its footprint into the suburban market through this acquisition. The Bedok Rise site provides an opportunity to tap into resilient upgrader demand in a location with an established track record of strong sales. The success of Seneca Residence next door reinforces that confidence. Seneca, launched on the earlier Tanah Merah Kechil Link GLS site, achieved a full sellout and had originally attracted 15 bidders for its land tender, a sign of strong interest in this precinct .

The Bedok Rise plot is expected to yield around 380 units and is well supported by transport and amenity offerings. Its location beside Tanah Merah MRT station offers immediate connectivity to the East West Line. Nearby expressways such as the PIE and ECP enhance accessibility to the rest of Singapore. Schools in the area, including Bedok Green Primary School and Bedok View Secondary School, add to its attractiveness for families. Residents will also enjoy proximity to markets, sports facilities, and neighbourhood parks .

Click

here

for the full report 

Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics

Email: mohan@sri.com.sg

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