The Urban Redevelopment Authority (URA) has released two residential sites under the Government Land Sales (GLS) programme, adding up to an estimated 320 new private homes across the East Coast and Serangoon North areas.
The East Coast Road site, which is placed under the Confirmed List, can yield about 85 units and will be launched for tender. Meanwhile, the Serangoon North View site has been made available under the Reserve List and can potentially accommodate about 235 homes.
Both sites offer developers opportunities in established residential neighbourhoods, with the East Coast Road plot standing out as a rare small-scale private housing site in the Siglap area, while the Serangoon North View plot benefits from future Cross Island Line connectivity and proximity to several schools.
The East Coast Road GLS site is expected to yield around 85 private homes, making it one of the smaller residential sites released under the GLS programme in recent years.
Unlike many upcoming launches that offer a wider range of unit sizes, this project is likely to focus more on larger homes due to a minimum average unit size requirement of 100 sq m, or about 1,076 sq ft.
The requirement was introduced as the area has been identified as having traffic constraints. This means the future development may have fewer compact units and a greater emphasis on larger layouts suitable for family living.
The future development could appeal to households who enjoy the character of the East Coast and Siglap neighbourhood. Those looking to move or right-size from the surrounding landed properties could also remain within the same established area.
Its smaller scale may create a more boutique living environment, offering future residents heightened privacy compared to larger developments we have seen in recent new launches.
Located along East Coast Road, the land parcel is divided into two plots separated by an existing open drain. Developers have the option to develop the site as one integrated project across both plots or as two separate developments.
Developers may also choose to build long-stay serviced apartments on Plot 2, subject to the tender conditions. This gives the successful bidder flexibility in determining the eventual development mix.
The tender for the site will close at 12 noon on Dec 3, with market observers expecting it to attract around three to five bids. The top bid is estimated to range between $1,550 psf ppr and $1,650 psf ppr.
The East Coast Road GLS site marks the first residential land parcel released in Siglap in 10 years.
The previous GLS residential site in the area was the Siglap Road plot, which was awarded in January 2016 and later developed into Seaside Residences. The site was sold at $858 psf per plot ratio (psf ppr).
Beyond its rarity, one of the main draws of the East Coast Road site is its established surroundings.
Located within a mature residential enclave, the site will be about a 10-minute walk from Siglap MRT station on the Thomson-East Coast Line. This provides future residents with convenient access to the wider eastern region and connections towards the city centre.
Families with school-going children may also find the location appealing, with several primary schools nearby. Ngee Ann Primary School, Opera Estate Primary School and St. Stephen's School are within 1km of the site, while other schools in the surrounding area include Bedok Green Primary School, CHIJ (Katong) Primary and Tao Nan School.
The development is also not far from East Coast Park, giving residents easy access to waterfront spaces, cycling paths, and recreational amenities.
As more homeowners place greater emphasis on having nature and outdoor spaces within their daily surroundings, the location could offer a balance between urban convenience and a more relaxed coastal lifestyle.
The Serangoon North View GLS site, which is placed under the Reserve List, could potentially yield around 235 private homes. Unlike sites on the Confirmed List, this plot will only be put up for tender if a developer submits an application that meets the minimum price requirement set by URA.
The plot is located next to the Serangoon North Avenue 1 GLS site, which was awarded in 2017 and later developed as The Garden Residences. That site was sold at $965 psf ppr.
One of the future development's main draws is its potential improvement in connectivity. While the site is not currently within walking distance of an MRT station, the upcoming Serangoon North MRT station on the Cross Island Line is expected to open in 2030.
The station will be about 700m away from the Serangoon North View GLS site, giving future residents connections to other MRT networks. Key interchanges such as Hougang station, which is just one stop away, will provide transfers to the North East Line (NEL).
Other major interchange stations, including Ang Mo Kio, Bright Hill and Pasir Ris, will also be within a few stops, improving connectivity across different parts of Singapore.
The location could also appeal to families due to its proximity to several established schools. Rosyth School and Zhonghua Primary School are within 1km of the site, while other nearby institutions include Nanyang Junior College, the French International School and the Australian International School.
For those looking to stay in the northeast region while being near established schools and future transport infrastructure, the Serangoon North View site could offer another private housing option once it is eventually launched.
That said, two awarded GLS sites at Chuan Grove, which can collectively yield more than 1,000 new homes, have yet to launch in the market. Another residential plot at Chuan Grove, which can potentially offer about 935 units, is also available under the Reserve List and is expected to be made available in October 2026.
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