02 Aug 2024
GLS Tender Results: Margaret Drive and Jalan Loyang Besar (EC) Analysis
Property Insight

Margaret Drive

The top bid for the Margaret Drive land parcel was submitted by Intrepid Investments Pte. Ltd., Hong Realty (Private) Limited, and GuocoLand (Singapore) Pte. Ltd at $497.0 million, translating to $1,154 per square foot per plot ratio (psf ppr). There were only two bidders for this land parcel, which may reflect developers' cautious approach due to anticipated future land releases in the Queenstown area. Developers likely adopted a wait-and-see strategy, anticipating the impact of upcoming land releases on the market, such as Media Circle (Parcel A) and Media Circle (Parcel B) in the 2H2024 GLS programme.

Margaret Drive's location, within 300 meters of Queenstown MRT station on the East-West Line, makes it highly attractive. The site is surrounded by numerous amenities, including Dawson Place, Anchorpoint, Alexandra Central Mall, IKEA, Margaret Drive Hawker Centre, and Mei Ling Market & Food Centre. It is also near several schools like Queenstown Primary School, Queenstown Secondary School, and Crescent Girls' School, potentially increasing its marketability to families.

The parcel benefits from its proximity to the upcoming redevelopment of Tanglin Halt Estate and a new Integrated Development, which will introduce additional amenities and enhance the area's appeal. This development history, combined with successful past projects like Stirling Residences, indicates strong market demand in the Queenstown planning area.

Jalan Loyang Besar (EC)

The highest bid for the Jalan Loyang Besar EC land parcel was by CNQC Realty (Progressive) Pte. Ltd. (Qingjian Realty), Forsea Residence Pte. Ltd., and ZACD Laserblue Pte. Ltd. at $557.0 million, or $729 psf ppr. This bid was just 3.4% higher than the second-highest, showing strong competition and interest among developers.

This land parcel's attractiveness stems from its potential for a new executive condominium (EC) project, particularly since the last EC launch in Pasir Ris was Sea Horizon in 2013. The extended period without new EC developments in Pasir Ris indicates potential pent-up demand for new residential options, encouraging developers to bid.

Data from URA Realis reveals an increase in HDB upgraders purchasing new EC units, with 322 units bought by buyers with HDB addresses in the first half of 2024, a 65.1% year-on-year increase. This rise in demand highlights a growing interest in ECs among HDB upgraders.

The proximity of the parcel to Downtown East, known for its diverse retail, dining, and entertainment options, and the newly opened Pasir Ris Mall, enhances the lifestyle appeal of the future development. Nearby educational institutions like Hai Sing Catholic School, Casuarina Primary School, Pasir Ris Crest Secondary School, and Pasir Ris Primary School make the location appealing to families.

Click here for the full report   

Prepared By: 

Mohan Sandrasegeran 

Head of Research & Data Analytics  

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Property Insight
01 Apr 2026
1Q2026 Flash Estimates Point to Stable Demand

According to the 1Q2026 flash estimates, Singapore’s residential property market is transitioning toward a more balanced and sustainable phase, supported by a calibrated increase in housing supply and steady underlying demand. Private residential property prices rose by 0.3% quarter on quarter in 1Q2026, moderating from the 0.6% growth recorded in 4Q2025, reflecting a healthier pace of appreciation amid improved supply conditions .

This moderation comes alongside a notable increase in new launches, with approximately 3,149 units, including Executive Condominiums, introduced during the quarter. Much of this supply was driven by sites from the Government Land Sales programme, which has significantly strengthened the pipeline of upcoming private housing. The expanded supply has enhanced market visibility and helped anchor buyer expectations, reducing the likelihood of sharp price movements while supporting a more orderly market environment .

In the public housing segment, HDB resale prices showed early signs of moderation, easing by 0.1% quarter on quarter in 1Q2026. This marks the first decline since 2Q2019 and reflects the impact of a significant ramp up in supply. The first BTO exercise of the year introduced about 4,692 flats, alongside approximately 4,320 Sale of Balance Flats, providing buyers with more options across both new and completed units .

Overall, the market is entering a phase where supply side measures are taking effect. The continued ramp up in both private and public housing supply is expected to support price stability while maintaining accessibility. With demand fundamentals remaining intact, the residential market is likely to see a more balanced and sustainable trajectory in the year ahead.

Click

here

for the full report:

Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics

Email: mohan@sri.com.sg

Property Insight
01 Apr 2026
Dover Drive Site Draws 6 Bidders as One North Gains Traction

The Government Land Sales tender for the Dover Drive residential site closed with a total of 6 bidders, reflecting a notable increase in participation compared to recent GLS sites in the Media Circle area, which each attracted 3 bidders. This stronger turnout points to improving developer confidence in the one north and Queenstown precinct, supported by the area’s evolving residential and employment landscape.

The top bid of $951.0 million, translating to $1,556 psf ppr, was submitted by a consortium comprising Qingjian Realty, Forsea Residence and Jianan Realty Investments. The relatively tight clustering of bids suggests that developers share a similar view of the site’s underlying value, while the leading bid reflects a strong level of conviction in the precinct’s long term demand fundamentals. The site’s attributes, including its proximity to one north MRT station and Buona Vista, as well as its allowable commercial use at the first storey, further enhance its attractiveness by supporting convenience and liveability for future residents. 

The positive response to the tender also comes on the back of growing momentum within the one north corridor. The Government’s continued push to strengthen Singapore’s innovation economy, including plans for an expanded AI park and initiatives such as Kampong AI, is expected to reinforce one north’s position as a key hub for research, technology and high value industries. This, in turn, is likely to support a sustained pool of housing demand from professionals working within the area. 

In addition, developers are increasingly looking to build scale within the precinct. Qingjian Realty and Forsea Residence have previously secured sites in Media Circle for projects such as Bloomsbury Residences and the upcoming Hudson Place Residences. The latest successful bid at Dover Drive reflects a continued effort to strengthen their presence in a precinct that is still in its growth phase but showing clear signs of maturation.

At the same time, the expanding pipeline of residential sites under the GLS programme, including potential future parcels in Media Circle, provides greater visibility on supply. This may help to anchor buyer expectations and support a more measured pace of price growth, ensuring that market movement remains aligned with underlying demand fundamentals.

Overall, the Dover Drive tender results reinforce growing confidence in the one north precinct. With continued investment in infrastructure, innovation driven industries and a steady pipeline of residential developments, the area is progressively shaping into a well-integrated live work environment with sustained long term residential appeal.

Click

here

for the full report:

Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics

Email: mohan@sri.com.sg

Property Insight
16 Mar 2026
February Developer Sales Reflect Growing Buyer Interest in Prime Segment

Singapore’s new private home market saw a moderation in developer sales in February 2026, largely influenced by seasonal factors rather than any structural weakening in demand. According to SRI Research, developers sold 246 new private homes (excluding ECs) in February, down from 466 units in January, representing a 47.2% month on month moderation. This softer performance was widely anticipated as the month coincided with the Chinese New Year festive period, a time that typically experiences fewer marketing activities and lower buyer turnout. As such, the February figures should be interpreted within the context of seasonal timing and launch schedules rather than a fundamental shift in market demand. 

Despite the monthly moderation, the Core Central Region (CCR) segment has shown encouraging momentum at the start of the year. In the first two months of 2026, a total of 225 CCR units were transacted, compared to 149 units over the same period in 2025, representing a 51.0% year on year increase. This improvement suggests that buyer interest within the prime residential segment has strengthened relative to a year ago. The pickup in activity may reflect growing confidence among high-net-worth buyers, improved pricing alignment between developers and purchasers, as well as selective project launches that have resonated with market demand. Overall, the CCR segment appears to be demonstrating measured resilience despite a calibrated supply environment and existing policy framework. 

The renewed interest in the prime segment was further highlighted by the successful launch of River Modern, which reportedly sold more than 90% of its units during its launch weekend. The strong take up illustrates how well-located developments in prime districts continue to attract confident buyers, even after a series of launches across the River Valley and Zion corridor over the past year. Buyers appear willing to commit when developments offer strong locational attributes, connectivity and long-term value prospects. 

Looking ahead, market activity is expected to gain renewed traction as several upcoming developments enter the launch pipeline. Projects such as Rivelle Tampines, Pinery Residences, Vela Bay, Hudson Place Residences and Tengah Garden Residences are anticipated to re-energize primary market activity across a diverse range of locations and buyer segments. These developments collectively span city fringe areas as well as emerging regional growth corridors, and their launches are expected to reintroduce a steadier cadence of supply into the market. 

Click

here

for the full report:

Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics

Email: mohan@sri.com.sg

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