The site here will be part of the upcoming Berlayar estate along the Greater Southern Waterfront. The land parcel is well-located, near employment areas such as HarbourFront Centre, Mapletree Business City, and a short drive away from the CBD. It is also well-served by amenities such as VivoCity and Telok Blangah MRT station. With the upcoming development of the new Berlayar estate, new amenities will be introduced to the area – including preschools, supermarkets, eating houses, shops and clinics – and will further enhance the area, offering future residents a highly convenient and well-connected living environment. With the site located close to the waterfront, some units may be able to enjoy sea views as well.

An estimated 3,000 private homes are planned for the new Berlayar estate. This will be the second private residential plot released for sale here. The first site was awarded in November 2025 to Kingsford Huray Development Pte Ltd at a land rate of S$1,326 psf ppr. That first site can yield around 745 units. With the release of this second parcel, over one-third of the total private residential supply slated for the area would have been made available. Developers may be keen to snag the parcel here as sea-fronting sites may be limited.

Recent new launches in the RCR have sold well, including projects like Zyon Grand, Penrith, and Promenade Peak. The keen demand for well-located homes in the city fringe also results in lower existing inventory in the RCR. Given the excellent attributes of the site, interest in the future project here is expected to be strong, especially as the precinct develops further.

We expect four to seven bidders for the site, at a highest bid price of S$1,400 to S$1,500 psf ppr.

The site is located a short distance away from Bedok MRT station and Bedok Mall, making it highly convenient for future residents who have easy access to transport options and amenities. Several schools are also within 2km of the site, making it convenient for families with school-going children. Investors and landlords may be attracted to this site for its proximity to major employment hubs such as Changi Airport and Changi Business Park. Units facing the low-rise landed housing units could potentially enjoy unblocked views.

The most recent site sold in the vicinity was the plot at Bedok Rise, which was awarded in December 2025 at a land rate of approximately S$1,330 psf ppr. That earlier site is similarly located near an MRT station (Tanah Merah), and will also be close to some retail amenities. However, the close proximity of Bedok Mall may prove to be a bigger draw for this site, as more lifestyle needs may be met there instead.

We expect buying demand for the site here to be strong, given the excellent location of the site. With over 9,500 estimated 4-room and 5-room HDB flats set to fulfill their MOP between 2026 and 2029 in the nearby towns of Bedok and Tampines, there may be a large catchment of potential buyers for the upcoming development here. The recent EC cooling measures implemented may potentially drive demand towards private developments instead of ECs, as the vast majority of EC units are set aside for first-time buyers instead of HDB upgraders. Right-sizers from the nearby landed homes in Siglap area and Opera Estate may also be drawn to the project here, potentially boosting demand further.

We expect four to seven bids for this site, at a highest bid price of S$1,350 to S$1,450 psf ppr.