20 Sep 2024
September 2024 GLS Tender Review: Tampines Street 94 & Media Circle Analysis
Property Insight

The September 2024 GLS (Government Land Sales) commentary outlines the tender results for two key sites: Tampines Street 94 and Media Circle.

Tampines Street 94:

This site, zoned for mixed-use residential and commercial development, attracted six bids. The top bid came from a joint venture between Hoi Hup Realty Pte Ltd and Sunway Developments Pte Ltd, offering $668.3 million (equivalent to $1,004 per square foot per plot ratio (psf ppr)). The second-highest bid by Sing Holdings Residential Pte. Ltd. was just 1.9% lower at $655.6 million ($985 psf ppr), highlighting competitive bidding despite a cautious market.

The keen interest in this site demonstrates continued demand for strategically located mixed-use parcels, offering both residential and commercial potential. The proximity to amenities and the Tampines West MRT station enhances its appeal. Recent mixed-use projects, like J’den, which saw over 80% of units sold at launch, indicate strong market demand. The upcoming Executive Condominium (EC) at Tampines Street 95 is expected to further increase foot traffic and commercial viability for the development, making it an attractive proposition for developers and investors alike.

The Tampines Street 94 development also benefits from its location within a residential area dense with HDB blocks, ensuring a ready customer base for its commercial offerings. Situated near educational institutions like Temasek Polytechnic, St. Hilda’s Secondary School, and others, the site is ideal for families. Given the market conditions, the expected launch price is projected to range between $2,200 to $2,300 psf, aligned with the Outside Central Region (OCR) median price of $2,107 psf as of Q2 2024. This site’s launch could be influenced by the earlier-launched Tampines Avenue 11 project, potentially setting price expectations for buyers.

Media Circle:

This site, located within the one-north Mediapolis precinct, was tendered for residential use (specifically for long-stay serviced apartments) with commercial space on the first storey. It attracted only one bid, submitted by Frasers Property in collaboration with Padawan MC Pte Ltd and Empire One North Property Pte Ltd, for $120.1 million ($461 psf ppr).

Frasers Property, known for its experience in serviced apartments, sees potential in the site's strategic location, close to media and technology job hubs within the vibrant Mediapolis area. This contrasts sharply with the lack of interest in the Upper Thomson Road (Parcel A) site, which also included a serviced apartment component. The one-north area's connectivity and appeal to expatriates and professionals looking for convenience and proximity to work explain the interest in Media Circle.

Click here for the full report   

 

Prepared By: 

Mohan Sandrasegeran 

Head of Research & Data Analytics  

You may also like

Property Insight
27 Jul 2026
2Q2026 Singapore Residential Market Report: Resilient Demand Despite Global Uncertainty

Singapore's private residential market remained resilient in 2Q2026, supported by healthy buyer demand despite a gradual moderation in price growth. New home sales (excluding Executive Condominiums) increased to 2,141 units, representing a 6.4% quarter-on-quarter increase from 2,013 units in 1Q2026. The improvement was driven primarily by strong demand within the Outside Central Region (OCR) and Rest of Central Region (RCR), which more than offset slower sales in the Core Central Region (CCR). Well-priced projects such as Tengah Garden Residences, Vela Bay, and Hudson Place Residences attracted strong interest from HDB upgraders and owner-occupiers, reflecting continued preference for city fringe and suburban developments offering better affordability and value. 

The resale private residential market also strengthened during the quarter, with transactions rising from 3,225 units to 3,813 units, representing an 18.2% increase from the previous quarter. Growth was broad-based across all market segments, with the OCR continuing to account for the largest share of resale activity due to its relatively affordable pricing, established residential estates and wider selection of family-oriented housing. The increase in completed developments over recent years has expanded resale supply, providing buyers with greater choice while supporting a more balanced and orderly market. 

Private residential prices continued to increase during the first half of 2026, although growth moderated. Prices rose 1.4% in 1H2026, compared with 1.8% in 1H2025, reflecting a market transitioning towards a more sustainable pace of appreciation. The moderation is attributed to the Government's sustained expansion of housing supply through the Government Land Sales programme and the increasing completion of residential developments, which have widened housing options and reduced upward price pressures. 

Looking ahead, market activity is expected to remain supported by a healthy pipeline of new launches, including Dunearn House, Thomson Reserve, and Lucerne Grand. The successful launch of Lentor Gardens Residences demonstrates that buyer demand remains healthy for well-located and appropriately priced developments. Although global uncertainties, including interest rate expectations, geopolitical tensions and new trade tariffs, may encourage buyers to adopt a more measured approach, Singapore's strong economic fundamentals and transparent regulatory framework are expected to continue supporting market confidence. 

 Click

here

for the full report: 

 



 

Prepared By: 



Mohan Sandrasegeran 



Head of Research & Data Analytics 

Email: mohan@sri.com.sg 

 

Property Insight
27 Jul 2026
Singapore HDB Resale Market Trends 2Q2026: Stable Demand Amid Growing Supply

The HDB resale market remained resilient in 2Q2026, with transaction volumes increasing marginally to 6,396 units, up 1.8% from 6,285 units in 1Q2026. Despite the June 2026 Build-To-Order (BTO) launch of approximately 6,952 flats, including projects in highly sought-after mature estates such as Bishan, Bukit Merah and Ang Mo Kio, resale demand remained broadly stable. This reflects continued underlying demand for resale flats even as buyers are presented with a wider range of public housing options. 

Price movements continued to moderate during the quarter, reinforcing the market's transition towards a healthier and more sustainable phase. The HDB Resale Price Index eased by 0.3% quarter-on-quarter, following the 0.1% moderation recorded in 1Q2026. Cumulatively, resale prices moderated by 0.4% in the first half of 2026, a notable shift from the 2.5% increase registered over the same period in 2025. Rather than indicating weakening demand, the moderation reflects the cumulative impact of expanded public housing supply through larger BTO launches, multiple Sale of Balance Flats exercises, Shorter Waiting Time flats, and an increasing number of flats reaching their Minimum Occupation Period (MOP), giving buyers greater choice across different housing segments. 

Across the resale market, pricing trends have become increasingly measured and differentiated. Median resale prices for most flat types remained broadly stable or moderated slightly, particularly for 3-room, 5-room and Executive flats. Overall, pricing is becoming more reflective of individual flat attributes such as location, age and remaining lease rather than broad market-wide appreciation. 

Looking ahead, the HDB resale market is expected to remain fundamentally resilient as supply continues to expand. Upcoming BTO launches, additional Sale of Balance Flats exercises, Shorter Waiting Time flats and a growing pipeline of MOP flats are expected to further improve housing availability and distribute demand more evenly across BTO and resale segments. 

 

Click

here

for the full report: 

  

  

  

Prepared By: 



Mohan Sandrasegeran 



Head of Research & Data Analytics 

  

Email: mohan@sri.com.sg 

   

Property Insight
16 Jul 2026
Bayshore Drive GLS Tender Attracts $2.13 Billion Top Bid Amid Strong Developer Confidence

The Bayshore Drive Government Land Sale (GLS) tender attracted three competitive bids, with a consortium comprising Frasers Property, Sunway MCL, Sekisui House and Lum Chang submitting the highest bid of $2.13 billion, translating to $1,323 psf per plot ratio (psf ppr). Although this was below the $1,388 psf ppr achieved by the neighbouring Bayshore Road GLS site, now launched as Vela Bay, the difference reflects the distinct planning and development requirements of the Bayshore Drive parcel rather than weaker developer sentiment.

The site is expected to yield approximately 1,280 residential units, making it one of the largest private residential developments within the emerging Bayshore precinct. Unlike a conventional residential project, the site will also incorporate an integrated bus interchange and supporting commercial components alongside Bedok South MRT Station. These additional infrastructure and construction requirements likely influenced developers' bidding strategies while still demonstrating confidence in the area's long-term growth potential.

The encouraging participation from three bidders highlights that developers remain willing to pursue sizeable land parcels where they see strong underlying demand. Confidence has also been supported by the successful launch of neighbouring Vela Bay, which reportedly achieved more than 72% sales during its launch weekend, reinforcing buyer acceptance of the Bayshore precinct. Combined with excellent MRT connectivity, established amenities and the Government's long-term plans for the East Coast, these factors continue to strengthen the investment appeal of the area.

The trend towards larger developments is also evident in recent land acquisitions, including the successful collective sale of Loyang Valley, reflecting developers' continued willingness to undertake sizeable redevelopment projects despite higher capital commitments and longer development timelines. At the same time, buyer interest in upcoming mega developments, including Thomson Reserve, remains encouraging, suggesting continued market acceptance of larger-scale residential communities.

Click

here

for the full report:

Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics

Email: mohan@sri.com.sg

Mask group
Singapore Realtors Inc

CEA License No. L3010738A

1 Kim Seng Promenade #17-10/12

Great World City, West Tower

Singapore 237994

+65 6958 5000

admin@sri.com.sg

For Home Owners

Buy
Sell
Rent
New Launch
Commission Guidelines

For Corporate

Property Management
Local Project Marketing
Capital Markets
Auction
International Project Marketing

For Agents

Why Join SRI?
Culture and Community
Technology & Tools
Mentorship
Training

Company

About
Team
Technology
Agent Reviews
Contact

© 2026 SRI Pte Ltd • Privacy Policy & Data Protection • Terms of Service

Follow us on
iconiconiconiconicon