A government land sale (GLS) tender for a private housing site near Lentor MRT station drew a higher-than-expected top bid, with a GuocoLand-led consortium placing an offer of S$657.1 million — the highest land price per square foot per plot ratio (psf ppr) recorded in the Lentor Hills Estate to date. The consortium, comprising GuocoLand, Intrepid Investments and TID Residential, secured the eighth 99-year leasehold site released by the state in the new Lentor Hills Estate over roughly five years, outbidding four other developers. The plot in Lentor Central, which can generate about 560 private homes, attracted five bids in total — in line with property analyst forecasts of between one and five. The top bid, at S$1,278 psf ppr, eclipses the winning bids for all seven earlier sites sold in Lentor Hills Estate between 2021 and 2025, underscoring rising land values in the estate and continued developer appetite for well-located suburban sites. Five bidders, tight competition at the top The GuocoLand consortium's top bid was 5.7 per cent above the second-highest offer of S$1,208.49 psf ppr, submitted by a consortium comprising Frasers Property, Sekisui House and Metro Soilbuild Development. Kingsford Group placed the third-highest bid at about S$1,130 psf ppr, followed by a unit of China Overseas Land & Investment at nearly S$1,052 psf ppr. Kheng Leong Company submitted the lowest bid of S$949.55 psf ppr. The top bid is 6.1 per cent above the S$1,204.47 psf ppr achieved for the nearby Lentor Modern, which was awarded to GuocoLand in 2021. GuocoLand's vision: three towers, reservoir views If awarded the site, GuocoLand's consortium plans to develop a project with three residential towers housing up to 562 units, rising to 27 storeys. A GuocoLand spokesperson said most units would have unblocked views of the surrounding landed housing estate, Lower Seletar Reservoir or Lower Peirce Reservoir, given the height and openness of the site. The site sits beside Lentor Modern — a 605-unit private residential development with a retail mall at its base — and is adjacent to Lentor MRT station on the Thomson-East Coast Line, offering future residents direct access to public transport and amenities. "The site's location next to Lentor Modern mall and Lentor MRT station means greater connectivity and convenience for the residents in the future project," the developer spokesperson added. Launch prices could reach S$2,250–S$2,400 psf JT Chia, Managing Director of PropertyForSale, said the developer could look to launch the new project at an average price of S$2,250 to S$2,400 psf, based on the top bid price of S$1,278 psf ppr. He pointed out that among the six residential projects already launched in the Lentor vicinity— totalling 2,954 units — only 44 units remain unsold.  Hillock Green was recently transacted at $2,522 PSF for a high floor 2 bedrooms unit between 21st to 25th floor.  Lentor Hills Residences will TOP at the end of this year 2026.  The estate is also near well-regarded schools, including Presbyterian High School, Anderson Primary School and CHIJ St Nicholas Girls' School — a draw for families with school-going children. Strong demand story underpins developer confidence Analysts attributed the healthy bidding to the proven track record of the Lentor Hills precinct.  A 502-unit project, Lentor Gardens Residences — on the seventh Lentor Hills site, which was secured by Kingsford at an April 2025 tender — is expected to be launched this year, adding to the pipeline of homes in the estate.

The Urban Redevelopment Authority (URA) has launched two prime residential sites in Singapore's core central region (CCR) for public tender under the Government Land Sales (GLS) programme for the first half of 2026. The two plots are located along Holland Plain in District 10 and Morrison Lane — off Mohamed Sultan Road in the Robertson Quay area — in District 9, underscoring the government's continued commitment to sustaining private housing supply in established prime precincts. Holland Plain: Continuing a New Private Residential Enclave The Holland Plain site, which sits on the Confirmed List, measures 15,716.9 square metres and has a maximum gross floor area of 28,291 sq m, with a gross plot ratio of 1.8. Building heights are capped at six to eight storeys. The 99-year leasehold parcel can potentially yield around 280 private residential units, forming part of the 4,575 homes targeted for release through the Confirmed List in the 1H2026 GLS programme. This is the second GLS plot to be tendered in the newly planned Holland Plain precinct, following the Holland Link site sold in late 2024 to Sim Lian Group for $368.37 million, or $1,432 per square foot per plot ratio (psf ppr). The Holland Plain precinct is envisioned as a private residential enclave capable of housing an estimated 2,500 new homes in total. Future residents will have access to the Community Plain park at the heart of the precinct and the Holland Green Linear Park to the south, adding to the area's strong green credentials. Property analysts are expecting active bidding for the Holland Plain parcel. Given the strong interest in the adjacent Holland Link site and the similarities between the two plots, industry observers anticipate four to six bids. The site's location within a two-kilometre radius of several reputable schools — including Methodist Girls' School, Henry Park Primary, Pei Hwa Presbyterian Primary, and National Junior College — is expected to be a significant draw for family buyers seeking priority school admission. Morrison Lane: A Reserve List Site Riding River Valley's Momentum The second site, located on Morrison Lane in the Robertson Quay area, has been placed on the Reserve List. Zoned 'Residential with Commercial at the 1st Storey,' it could yield approximately 205 private residential units if triggered for sale. Unlike Confirmed List sites, Reserve List plots are only put up for tender when a developer submits a minimum bid that meets the government's price expectations. Analysts are cautiously optimistic that the Morrison Lane site will eventually be triggered, pointing to the robust sales momentum observed across nearby River Valley Green developments. The most recent launch in the area, the 706-unit Zyon Grand by City Developments and Mitsui Fudosan (Asia), saw 84% of its units sold at an average price of $3,050 psf during its October 2025 launch weekend — a strong signal of sustained buyer appetite in the district. Should the site be triggered, land rate estimates from property consultants range between $1,400 and $1,500 psf ppr, translating to a total land cost of approximately $280 million to $303 million. Analysts describe the quantum as "bite-sized" in CCR terms, a factor that could attract up to five developers keen to replenish their land banks in the prime central market. If triggered, the project would become the fifth new private condominium launch in the River Valley neighbourhood in less than eight months. Recent launches in the area include projects by developers such as Frasers Property and Sekisui House, which jointly launched Robertson Opus in July 2025. Since then, other projects including River Green by Wing Tai Holdings and Promenade Peak by Allgreen Properties. Broader GLS Context: Supply Calibration in 2026 The launch of these two sites comes as part of the broader 1H2026 GLS programme, which comprises nine Confirmed List sites and 12 Reserve List sites. Together, the programme has the potential to yield approximately 9,185 private residential units, including executive condominiums (ECs) and over 200,000 square metres of commercial gross floor area. Notably, the Confirmed List supply of 4,575 units represents a slight moderation from the 4,725 units offered in the second half of 2025 and sits about 9% below the 5,030 units made available in the first half of 2025. Industry observers suggest this calibration reflects the government's intent to balance sufficient housing pipeline against the risk of overheating in an already price-sensitive market. The 1H2026 Reserve List is the largest since the second half of 2021, offering potential supply of 4,610 additional private homes. Among the standout Reserve List sites is a White site at Town Hall Link within the Jurong Lake District, with the potential for up to 1,200 residential units alongside significant commercial and office components. What This Means for Buyers and Developers For prospective buyers, the two CCR sites signal that prime Singapore real estate remains an active development frontier. The Holland Plain plot offers a nature-forward living proposition, supported by green corridors, proximity to the Bukit Timah nature belt, and access to well-regarded schools. The Morrison Lane site, should it come to market, offers urban connectivity, walkable access to the Singapore River precinct, and proximity to the Thomson–East Coast Line MRT network. For developers, both sites represent opportunities to enter or expand their footprint in the CCR, which has seen a meaningful recovery in new home sales over recent quarters. While the three CCR sites on the Confirmed List — Holland Plain, River Valley Green (Parcel C), and Peck Hay Road — will compete for developer attention and capital, each offers a distinctly different value proposition that could appeal to different buyer profiles and development strategies.

A penthouse at Union Square Residences along Havelock Road was just sold for a record-high of $18.5 million ($3,827 psf). The lease of this 449 sqm apartment started in 2024, leaving it with as remaining 97 years lease and is located on the 40th floor. This floor area is equivalent to 4,832-sq ft.  Union Square Residences is a new luxury 99-years leasehold residential development in Singapore’s prime District 1 at Havelock Road, launched by City Developments Limited (CDL) as part of the larger Union Square mixed-use precinct. It comprises a 40-storey tower with 366 units ranging from 1- to 5-bedroom apartments, including penthouses and sky suites, designed for modern urban living with premium finishes and a suite of lifestyle facilities such as pools, gyms, and social spaces. Located near the Singapore River, Clarke Quay MRT station, the development offers excellent connectivity and access to dining, shopping, parks and the Central Business District, blending urban convenience with vibrant city living. The recent property transaction surpassed the previous record high in Union Square Residences. In November 2024, an apartment was sold for $9.29 million ($3,751 psf). That apartment measures 2,475 sq ft and is locate on the 36th to 40th floor range.   You can check all the private residential transactions (and more) for Union Square Residences using our research tools. The apartment should appeal to parents with school-going children, as they are within walking distance of several schools, including CHIJ (Kellock), St Margaret's School (Primary), Cantonment Primary School, Outram Secondary School, Gan Eng Seng School and CHIJ St Theresa's Convent. Nearby subway stations include Outram Park, Bras Basah and Great World. Shopping can be done in places like Sheng Siong Supermarket, FairPrice Chinatown Point and CS Fresh. Contact us for a recommendation on an experience and licensed property agent who specializes in Union Square Residences. 

An executive condominium at Tenet along Tampines Street 62 was just sold for a record-high of $1,802 psf for a total of $1.77 million. It is a 99 years leasehold executive condominium and this unit sold is located on the 6th to 10th floor range. This 91 sqm floor area is equivalent to 979-sq ft. Tenet is a modern executive condominium development located along Tampines Street 62 in the eastern part of Singapore’s District 18 (Tampines / Pasir Ris). The development comprises a total of 618 residential units spread across 11 blocks, and it is expected to be completed with TOP around 2026.  Strategically positioned for convenience, Tenet is within walking distance of the upcoming Tampines North MRT Station on the Cross Island Line (CRL), with other nearby stations such as Pasir Ris MRT and Tampines MRT also providing strong connectivity to the rest of Singapore. The recent transaction surpassed the previous record high in Tenet. In December 2024, a unit was sold for $1,650 psf ($2.26 million total). That executive condominium measures 1,367 sq ft and is located on the 11th to 15th floor range. The EC has a 99 years lease starting from 2021. These two property transactions surpassed 2023's record high of $1,495 psf ($1.47 million total)  sold in February 2023. That unit measures 979 sq ft., it is located on the 6th to 10th floor range. You can check all the transactions (and more) for Tenet using our research tools. The executive condominium should appeal to parents with school-going children, as they are within walking distance of several schools, including Meridian Primary School, Angsana Primary School, Park View Primary School, St. Hilda's Secondary School, Springfield Secondary School and Pasir Ris Secondary School. Nearby subway stations include Pasir Ris, Tampines and Tampines East. Shopping can be done in places like Sheng Siong Supermarket, FairPrice White Sands and Giant Hypermarket - Tampines. Contact us for a recommendation on a professional and experience property agent who specializes in Tenet EC. 

A condominium at Amber Point along Amber Road was just sold for a record-high of $2,439 psf for a total of $4.12 million. The 157 sqm condominium is a freehold and is located on the 21st to 25th floor range. This floor area is equivalent to 1,689-sq ft. Amber Point is a freehold condominium development located at 1 Amber Road in the Marine Parade area of Singapore’s District 15. It was completed in 1990/1991 and comprises a total of 100 residential units housed in a single high-rise tower. The development is well connected to public transport, with the Tanjong Katong MRT Station (TE25) on the Thomson–East Coast Line within walking distance, offering convenient access around the city.  The recent transaction surpassed the previous record high in Amber Point. In July 2024, a condominium unit was sold for $2,295 psf ($3.88 million total). It also measures 1,689 sq ft and is locate on the 26th to 30th floor range. Both condominiums are freeholds. These two transactions surpassed 2023's record high of $2,157 psf ($3.6 million total) sold in October 2023. The condo unit measures 1,668 sq ft., it is located on the 16th to 20th floor range. and it is a freehold. You can check all the transactions (and more) for Amber Point using our research tools. The Sea View which is a nearby condominium was transacted at $2,801 psf for a sum of $3.95 million. This low floor unit has a floor area of 1,410 sq ft.  The condominium should appeal to parents with school-going children, as they are within walking distance of several schools, including CHIJ Katong (Primary), Kong Hwa School, Tanjong Katong Primary School, Chung Cheng High School (Main), Dunman High School and Geylang Methodist School (Secondary). Nearby subway stations include Dakota, Tanjong Katong and Marine Parade. Shopping can be done in places like FairPrice Finest Marine Parade Central, FairPrice Finest @ Katong V and CS Fresh. Contact us for a recommendation on a property agent who specialize in transacting residential property at Amber Road. 

A semi-detached house along Jalan Bumbong was just sold for a record-high of $1,594 psf for a total of $5.2 million. The 303 sqm semi-detached is a freehold. This land size is equivalent to 3,261-sq ft. The recent property transaction surpassed the previous record high in Woodlands Park. In August 2025, a semi-detached was sold for $1,301 psf ($4.98 million total). That landed house measures 3,827 sq ft. Both semi-detached houses have a freehold tenure. These two landed property transactions surpassed 2024's record high of $1,265 psf ($3.38 million total) along Jalan Bumbong which was set by a semi-detached sold in August 2024. The semi-detached measures 2,670 sq ft and it is also a freehold. Jalan Bumbong has a small landed housing enclave located in District 25 (Woodlands/Admiralty) in Singapore, characterised by low-rise semi-detached and landed homes set amidst greenery. The area includes developments such as Pine Villas, which itself has around 6 landed units in the Jalan Bumbong cluster. The landed houses around Jalan Bumbong were mostly built in the mid-1990s (around 1996), giving the enclave a mature neighbourhood feel with established landscaping and private lots. In terms of accessibility, Jalan Bumbong is served by several nearby MRT stations on Singapore’s rail network, most notably Kranji MRT Station (NS7), with Yew Tee MRT Station (NS5) also within reach — providing convenient connections into the wider city. You can check all the landed housing transactions (and more) for Woodlands Park using our property research tools. The semi-detached should appeal to parents with school-going children, as they are within walking distance of several schools, including Marsiling Primary School, Unity Primary School, Fuchun Primary School, Unity Secondary School, Woodlands Ring Secondary School and Bukit Panjang Government High School. Shopping can be done in places like Sheng Siong Supermarket, FairPrice Finest The Woodgrove and FairPrice Finest. Contact us for a recommendation on a property agent who specialize in transacting landed properties at Jalan Bumbong. 

An executive condominium at Ecopolitan along Punggol Walk was just sold for a record-high of $2.3 million ($1,504 psf). The lease of the 142 sqm executive condominium started in 2012, leaving it with as remaining 85 years lease and is located on the 11th to 15th floor range. This floor area is equivalent to 1,528-sq ft. The recent transaction surpassed the previous record high in Ecopolitan. In January 2025, a 1,517 sq ft unit was sold for $2.125 million ($1,400 psf). That is located on the 11th to 15th floor range. . These two transactions surpassed 2023's record high of $2.05 million ($1,341 psf) sold in December 2023. The condo unit measures 1,528 sq ft., it is located on the 11th to 15th floor range.  You can check all the transactions (and more) for Ecopolitan using our research tools. Treasure Trove which is a nearby condominium with a floor area of 1,205 square feet was transacted at $1,635 PSF in February 2026. This is a higher PSF than Ecopolitan. The executive condominium should appeal to parents with school-going children, as they are within walking distance of several schools, including Northshore Primary School, Punggol Cove Primary School, Greendale Primary School, Edgefield Secondary School, Sengkang Secondary School and Nan Chiau High School. Nearby subway stations include Punggol, Sengkang and Damai. Shopping can be done in places like Sheng Siong Supermarket, Prime Supermarket and U Stars Supermarket @ 330. Contact us for a recommendation on a property agent who specialize in transacting residential properties at Ecopolitan and Punggol.

A strata terrace at Fortune View along Sommerville Walk was just sold for a record-high of $2.5 million ($1,222 psf). The 190 sqm strata terrace is a freehold. This floor area is equivalent to 2,045-sq ft. The recent transaction surpassed the previous record high in Fortune View. In May 2022, a strata terrace was sold for $2 million ($1,004 psf). That strata terrace measures 1,991 sq ft. Both strata terraces are freeholds. These two transactions surpassed 2021's record high of $1.89 million ($970 psf), which was set by a strata terrace sold in August 2021. The strata terrace measures 1,948 sq ft. and it is a freehold. Fortune View is a freehold townhouse development located at Sommmerville Walk, Singapore 358000 in District 13. It was completed in the year 1999 and comprises a total of 12 residential units.  You can check all the transactions (and more) for Fortune View using our research tools. Nearby freehold condominium at Jade Residences was transacted at $1.428 million in February 2026. The equivalent sale price is $1,411 PSF.  Chuan Park a 99-years leasehold condominium with 1,550 square feet was transacted at $3.949 million in the same month. It is a newer residential development with lease commencing from 2024.  The strata terrace should appeal to parents with school-going children, as they are within walking distance of several schools, including Maris Stella High School (Primary), St Andrew's School (Junior), Paya Lebar Methodist Girls' School (Primary), St Andrew's Secondary School, Peicai Secondary School and Paya Lebar Methodist Girls' Secondary School. Nearby subway stations include Bartley, Lorong Chuan and Serangoon. Shopping can be done in places like Cold Storage, FairPrice Xtra NEX and Giant Express.

A strata terrace along Belgravia Drive was just sold for a record-high of $4.24 million ($1,124 psf). The 350 sqm strata terrace is a freehold. This floor area is equivalent to 3,767-sq ft. The recent transaction surpassed the previous record high in Belgravia Villas. In January 2026, a strata terrace was sold for $3.97 million ($1,107 psf). That strata terrace measures 3,584 sq ft. Both strata terraces are freeholds. These two transactions surpassed 2023's record high of $3.9 million ($984 psf), which was set by a strata semi-detached sold in December 2023. The strata semi-detached measures 3,961 sq ft. and it is a freehold. Belgravia Villas is a freehold cluster residential development located in a low-rise estate in District 28. The development has 100 strata terrace houses and 18 semi-detached homes, each with 3 storeys, a basement and roof terrace. Residents enjoy condominium-style facilities such as a swimming pool, clubhouse and landscaped gardens, while retaining the space and comfort of landed living. However, you do not own any physical land because this is a strata title space. So you need to seek management corporation (MCST) approval before commencing any form of renovation or house moving.  Some ex-residents of strata landed homes have voiced concerns on privacy issue because someone could be standing outside your patio and looking into your living room if you do not draw the curtains.  You can check all the transactions (and more) for Belgravia Villas using our research tools. The strata terrace should appeal to parents with school-going children, as they are within walking distance of several schools, including ciao, Teck Ghee Primary School, Wise Oaks International School, Peicai Secondary School, Bowen Secondary School and Nan Chiau High School. Nearby subway stations include Ang Mo Kio, Yio Chu Kang and Kovan. Shopping can be done in places like Sheng Siong Supermarket, FairPrice Finest (The Seletar Mall) and Giant Express.