The Urban Redevelopment Authority has just
launched the land tender for three sites at Dairy Farm Walk, Dover Drive, and
Tanjong Rhu Road under the 2H 2025 Government Land Sales (GLS) programme. The
sites can yield approximately 480 units, 625 units, and 525 units respectively.
The tender for the Dairy Farm Walk, Dover Drive, and Tanjong Rhu
Road sites will close on 22 January 2026, 26 March 2026, and 5 February
2026, respectively.
Dairy
Farm Walk
The site is near several schools,
including Assumption English School, CHIJ Our Lady Queen of Peace, and the
German European School Singapore. It is a short walk from Hillview MRT station
on the Downtown line and close to amenities such as HillV2 and The Rail Mall.
Dairy Farm Residences, a development nearby, also has some retail shops on the
first floor. Its proximity to Bukit Panjang Park and Dairy Farm Nature Park may
also attract nature lovers.
The most recent GLS plot sold in the
vicinity was the parcel awarded to SNC2 Realty Pte. Ltd., Apex Asia Alpha
Investment Two Pte. Ltd., Soon Li Heng Civil Engineering Pte Ltd and Kay Lim
Realty Pte. Ltd. at a land rate of S$1,020 psf ppr in January 2025. That plot
of land is now being developed as Narra Residences, which will be launched in
January 2026.
Although this is the fourth land parcel to
be released within this area in recent years, private homes in the area may
remain popular due to the good location and amenities. There is also a
substantial interval between the launch of Narra Residences and this newly
launched land parcel, which may help to stagger new supply in the area.
We expect 2 to 4 bidders, at a highest
land rate of S$900 to S$1,000 psf ppr.
Dover Drive
This site may appeal to families and investors seeking rental income, given its proximity to a number of schools. It is near NUS, United World College, Singapore Polytechnic, and within a 1km radius of Fairfield Methodist School (Primary). Professionals may also be attracted to the location, as it is close to the One-North business and technology hubs.
The 3,000 sqm of commercial space in this development is substantial. The space will offer additional amenities and conveniences for future residents. The site's connectivity is excellent too, being only a short walk from the One-North MRT station.
The nearest land parcels to this plot would be the sites at Slim Barracks Rise (Parcel A and B), which were awarded in October 2021, at land rates of S$1,246 psf ppr and S$1,210 psf ppr, respectively. More recently, a parcel at Media Circle (Parcel A), was awarded in March 2025 at a land rate of S$1,037 psf ppr.
Adjacent land parcels have been designated for residential use according to the Draft Master Plan 2025, increasing land supply in the area. However, this parcel will hold a first-mover advantage, especially since the launch dates for subsequent parcels remain unknown. Given that the nearby parcels at Slim Barracks Rise received a high number of bids when tenders closed in 2021, we anticipate similarly strong interest in the site. Additionally, the strong sales of LyndenWoods which sold over 94% of its units during the launch, coupled with the relatively low unsold inventory in the area, may also support interest in the site.
There may be between 3 to 6 bidders for this site, at a highest land rate of S$1,200 to S$1,300 psf ppr.
Tanjong Rhu Road
This will be the first land parcel released for sale in this area in almost 30 years, as the last GLS site in Tanjong Rhu was awarded in 1997. The site will be next to the Singapore Swimming Club, and a short walk away from Kallang Wave Mall and the National Stadium. Tanjong Rhu MRT on the Thomson-East Coast Line is also nearby, connecting residents to the city centre within a few stops. With East Coast Park nearby, the future development here may enjoy sea and greenery views.
As the Kallang Alive Precinct transformation begins, future residents will benefit from the improved infrastructure and amenities. The nearby Tanjong Rhu BTOs will offer greater convenience to future residents, as more eateries, restaurants, shops, preschools, and a supermarket are introduced within the new housing estate.
With limited new supply in the area, there may be some pent-up demand for homes at this location. Downgraders staying in the nearby landed properties and looking to right-size their homes, may consider buying this development. Existing properties in the Tanjong Rhu area may come with bigger floorplates which also translates to higher overall price quantums, so the timely introduction of a new project here with more efficient layouts and pricing may be enticing to buyers looking for a new home. Moreover, units on the higher floors may potentially be able to enjoy unique views of the CBD skyline or the sea.
We expect 2 to 5 bidders, at a highest land rate of S$1,300 to S$1,400 psf ppr.