# Greater Southern Waterfront tops homebuyer awareness; MRT access and freehold key priorities: survey

- **Source:** EdgeProp Singapore
- **Published:** 2026-07-23T04:00:00.000Z
- **Author:** Ng Ming Yang
- **Original:** https://www.edgeprop.sg/property-news/greater-southern-waterfront-tops-homebuyer-awareness-mrt-access-and-freehold-key-priorities-survey
- **Topics:** Market Updates

## Featured rationale

Broad awareness and lifestyle interest could support demand for nearby projects, although buyers continue to prioritise MRT access, amenities, value preservation and attractively priced freehold tenure.

## AI summary

A 1,933-person survey found 73% knew about the Greater Southern Waterfront, while 60% expected nearby areas to outperform the wider market over the long term.

## Original article

Singapore’s next phase of urban growth is already taking shape. Punggol Digital District in the northeast is now largely operational, Jurong Lake District in the west is being progressively developed as a major commercial and mixed-use node, and the Paya Lebar Air Base site in the east will be freed up from the 2030s onwards.

These developments sit on different timelines, but they raise the same consideration for buyers, who are weighing where future employment nodes, transport links and lifestyle amenities may emerge, often well before an area matures.

Among the most closely watched of these long-term transformations is the Greater Southern Waterfront.

Read also: How the Greater Southern Waterfront transformation puts Pasir Panjang on the map

Spanning a 30km stretch of Singapore’s southern coast, from Pasir Panjang to Marina East, it will be progressively developed over the coming decades into a major gateway for urban living as port activities are consolidated in Tuas.

Plans include the 10,000-home Berlayar waterfront estate on the former Keppel Club site, alongside the adaptive reuse and rejuvenation of areas such as the Pasir Panjang Power District.

Awareness of the Greater Southern Waterfront is already broad-based. In an online survey of homeowners conducted by FRX Capital and EdgeProp Singapore between April and June 2026, 73% of respondents said they were aware of the transformation plan.

Meanwhile, six in 10 respondents expect areas near the Greater Southern Waterfront to outperform the wider property market over the long term.

Understanding how buyers intend to navigate these long-term transformations requires a closer look at their current ownership profiles and buying budgets.

The survey data maps out the different consumer segments in this changing landscape.

Demographics of respondents

The online survey attracted a total of 1,933 respondents.

The largest group of respondents were private condo homeowners (41.5%), followed by HDB homeowners (32.3%) and landed property owners (9.5%). The remainder identified themselves as first-time buyers, investors and “just browsing/researching” (see Chart 1).

Read also: October BTO: 9,060 flats across 10 projects in 8 HDB towns

In terms of their current residential location, respondents were fairly distributed, with the largest group living in the Central/South area (31.4%), followed by the East (26.2%), North (21.8%) and West (20.7%).

At the time of the survey, 40.1% of the respondents intended to buy a property within the next three years, while the rest did not have a fixed timeline.

Among those that indicated their intention to purchase a property within the next three years, one in three has a budget of more than $2 million (see Chart 2).

Meanwhile, among those looking to purchase, their most preferred layout was the three-bedroom configuration (48%), followed by two-bedders (27%).

Freehold tenure is not negotiable for landed property owners

Housing options in Singapore are split between leasehold and freehold tenures, but homebuyers value property tenure very differently. An overwhelming 89% of landed property owners consider freehold tenure “important” or “very important/non-negotiable” (see Chart 3).

In contrast, this priority drops to 55% for private condo homeowners and 52% for HDB homeowners. This narrow gap shows that moving up to the private market does not automatically make buyers obsessed with tenure. Instead, condo buyers view leaseholds with the same practical lens as HDB owners.

Read also: OPINION: Housing demand for Bukit Merah to increase after transformation

Buyers see freehold as a way to preserve long-term value and leave a legacy. Across all market segments, “long-term value preservation” was the primary reason for preferring freehold properties.

This priority is the most pronounced among landed property owners (71%), followed by private condo homeowners (54%) and HDB homeowners (49%) (see Chart 4).

This variance may be because landed homeowners typically purchase with multigenerational timelines in mind, making value preservation a key concern. Overall, the next most popular reason was the desire to establish a “legacy/generational asset” (40%).

Meanwhile, buying freehold properties for “lifestyle or prestige reasons” was the least chosen motivation across every segment. This suggests that property buyers in Singapore tend to be pragmatic and value-driven, viewing tenure through a financial lens rather than a social one.

Survey findings indicate that as budgets grow, buyers’ investment horizons may shift from immediate utility towards multi-generational wealth preservation.

Among respondents with a budget of above $3 million, 66% cite “legacy/generational asset” as reasons to prefer freehold properties compared to 36% among those with a sub-$1.5 million budget.

High-budget buyers were also notably more focused on long-term value preservation, at 63.6% compared to 52.4% for lower-budget respondents.

Low-density living, high-density convenience appeal

Most respondents (53%) favour a residential environment with both low-density living with high-density convenience, while 30% prefer low-density environments (see Chart 5).

This sentiment suggests that buyers may be receptive to developments that offer the relative quiet of boutique-scale blocks with comprehensive condo amenities and direct transport connectivity.

While a balanced environment remains the broader market’s preferred choice, sentiment shifts among higher-end buyers. Landed property owners exhibited a stronger preference for low-density living at 42%, slightly ahead of those seeking a “balance of both” (41%).

This suggests an appetite for lower-density projects intensifies alongside purchasing power. The preference for low-density may be attributed to two factors: reduced crowd and noise levels (53.4%), and greater privacy and exclusivity (53%) (see Chart 6).

Priorities include convenience and long-term value

Daily convenience is the primary consideration for 39% of HDB and 36% of private condo owners (see Chart 7).

In contrast, landed property owners focus on long-term value and scarcity (34%), more than convenience (27%). They also place greater emphasis on quiet, low-density living environments (22%) than their HDB (17%) and private condo (19%) counterparts.

Ultimately, these findings suggest that daily utility and asset preservation serve as core drivers shaping buyer mindsets.

MRT proximity and discounted freehold hold equal appeal

In terms of appealing features, a significant majority (84%) of respondents prioritise homes near MRT stations, with one in three willing to walk up to 1km (15 minutes) to a transit node.

Separately, while just over half value freehold tenure generally, interest surges when price premiums are removed (see Chart 8).

Over 80% across all market segments view “freehold tenure at leasehold price” as appealing, matching the demand for MRT proximity.

MRT proximity outranks a “quiet residential enclave” and “low-rise, low-density living” across all respondent groups, challenging the assumption that boutique or low-density projects must sit off the beaten path.

About 86% of landed property owners prefer freehold tenure — whether at full price or not, indicating that they may be less price-constrained. Yet, exclusivity remains crucial, with 76% finding a “quiet residential enclave” appealing.

Conversely, a lack of nearby amenities heavily deters buyers. This ranks as the top concern for HDB (46%) and private condo (48%) owners (see Chart 9), but ranks second for landed property owners (42%), who are more concerned with a shortage of freehold options in specific areas (46%).

This points to landed property buyers valuing location and tenure over connectivity.

In addition to the specific property attributes explored above, macro-level factors such as multi-decade transformations remain a primary consideration for buyers.

Future growth plans heavily influence buyer decisions

Upcoming transformation plans actively influence the property purchase decisions of 79.8% of buyers, with 24% citing these plans as a major factor (see Chart 10).

The survey also indicates that slightly over half of respondents prefer to buy a home within a growth area before the future transformation is fully priced in (see Chart 11).

This suggests that property buyers seek a first-mover advantage, aiming to maximise potential capital appreciation.

Jurong Lake District a close second to GSW in market awareness

Based on their awareness of major transformation areas in Singapore, overall, 73% of respondents knew of the Greater Southern Waterfront (see Chart 12), with regional proximity a strong influence.

The figure peaks at 76% among residents in the Central/South regions, while the Jurong Lake District reaches 85% among those in the West.

The Greater Southern Waterfront commands broad-based appeal, maintaining balanced public recognition across the island. At least 57% of respondents in the East, Central/South and West regions indicated familiarity with the sprawling project’s master plan (see Chart 13).

Such widespread awareness suggests that upcoming projects in the area could draw interest from buyers beyond the Central/South region.

Lifestyle appeal could drive confidence in GSW

Six in 10 respondents believe that the areas near the Greater Southern Waterfront will outperform the wider market long-term.

This confidence likely stems from its lifestyle appeal, with 54% expressing interest in the upcoming “new waterfront lifestyle precincts” (see Chart 14).

Notably, the lifestyle preference outranks utility-driven aspects such as “job decentralisation and new business hubs”, which suggests homebuyers value the precinct’s lifestyle amenities over its employment hubs.

Key findings

The survey reveals strong market confidence in the Greater Southern Waterfront’s long-term future, potentially driven by its lifestyle rather than business appeal.

While four in five respondents factor upcoming transformation plans into their property decisions, these plans remain secondary considerations rather than primary catalysts.

While freehold status remains a major draw for Singapore homebuyers, its appeal hinges on the presence of nearby amenities and the price premium relative to leasehold options.

Priorities vary by segment. Landed property owners prefer freehold properties for long-term value, exclusivity and low-density living.

Meanwhile, private condo and HDB homeowners share similar preferences, prioritising daily convenience, a balance of both high- and low-density living benefits, and price sensitivity towards freehold properties.

Homebuyers seeking a balance of exclusivity and growth-zone proximity may look to The Hillshore, a freehold, low-density development by FRX Capital.

Located within walking distance of Haw Par Villa MRT Station in the Pasir Panjang enclave, it is well-positioned near the upcoming Greater Southern Waterfront transformation.

This proximity allows future residents to access the precinct’s planned lifestyle amenities, combining daily connectivity and privacy with access to the green corridors of the Southern Ridges.

## Chinese translation

> Translation model: grok

### 调查：大南部滨海区买家认知居首；地铁配套与永久地契是关键优先事项

大南部滨海区吸引买家关注：73%知情，60%预期跑赢大市。一文看懂买家下一套房的期待。

新加坡下一阶段的城市增长已在成形。东北部的榜鹅数码区现已大体投入运营，西部的裕廊湖区正逐步建设为重要商业与综合用途节点，东部的巴耶利峇空军基地地段则将自2030年代起腾出。

这些发展处于不同时间表上，却给买家提出同一考量：在一个区域成熟之前，未来就业节点、交通连接与生活配套可能在哪里出现。

在这些长期转型中，最受关注的之一便是大南部滨海区（Greater Southern Waterfront）。

延伸阅读：大南部滨海区转型如何让巴西班让登上地图

该区沿新加坡南海岸绵延30公里，从巴西班让至滨海东，将在未来数十年逐步开发为城市生活的重要门户，同时港口活动集中至大士。

规划包括在前吉宝俱乐部地段打造1万个住家的Berlayar滨海住宅区，以及对巴西班让电力区等地段的适应性再利用与更新。

对大南部滨海区的认知已相当广泛。FRX Capital与EdgeProp Singapore于2026年4月至6月对业主进行的在线调查显示，73%的受访者表示了解该转型计划。

与此同时，六成受访者预期大南部滨海区附近区域将在长期跑赢整体楼市。

要理解买家如何应对这些长期转型，需要更仔细审视其现有置业状况与购房预算。

调查数据勾勒出这一变化格局中的不同消费群体。

受访者人口统计

在线调查共吸引1,933名受访者。

最大群体为私人共管公寓业主（41.5%），其次是HDB组屋业主（32.3%）与有地住宅业主（9.5%）。其余为首次置业者、投资者以及“仅浏览/研究”者（见图1）。

延伸阅读：10月BTO：8个市镇10个项目共9,060套组屋

现居区位方面，受访者分布较均衡：最大群体住在中部/南部（31.4%），其次是东部（26.2%）、北部（21.8%）与西部（20.7%）。

调查时，40.1%的受访者打算在未来三年内购房，其余没有固定时间表。

在表示未来三年有意购房的受访者中，三分之一预算超过200万新元（见图2）。

在有意购房者中，最偏好的户型是三房（48%），其次是两房（27%）。

对有地业主而言，永久地契不可妥协

新加坡住房选项分为有地契与永久地契，但买家对地契的重视程度差异很大。高达89%的有地住宅业主认为永久地契“重要”或“非常重要/不可妥协”（见图3）。

相比之下，这一优先级在私人共管公寓业主中降至55%，HDB业主为52%。这一较小差距表明，升上私人市场并不自动使买家执着于地契；共管公寓买家与HDB业主一样，以务实眼光看待有地契物业。

延伸阅读：观点：红山转型后住房需求将上升

买家将永久地契视为长期保值与传承遗产的方式。在所有市场细分中，“长期价值保值”是偏好永久地契的首要原因。

这一优先级在有地业主中最为突出（71%），其次是私人共管公寓业主（54%）与HDB业主（49%）（见图4）。

差异可能因为有地业主通常以多代居住时间尺度购入，保值成为关键关切。总体而言，第二受欢迎的理由是建立“遗产/世代资产”（40%）。

与此同时，以“生活方式或身份地位”为由购买永久地契在每个细分中都是最少被选择的动机。这表明新加坡置业者偏向务实与价值导向，从财务而非社交视角看待地契。

调查结果还显示，随着预算上升，买家的投资视野可能从即时使用转向跨代财富保值。

预算超过300万新元的受访者中，66%将“遗产/世代资产”列为偏好永久地契的理由，而预算低于150万新元的受访者中这一比例为36%。

高预算买家对长期保值的关注也明显更高，为63.6%，低于较低预算受访者的52.4%。

低密度居住与高密度便利兼得

多数受访者（53%）偏好兼具低密度居住与高密度便利的居住环境，30%偏好低密度环境（见图5）。

这一倾向表明，买家可能对既有精品规模楼栋的相对安静、又具备完善共管公寓配套与直达交通的项目持开放态度。

尽管平衡型环境仍是大市首选，高端买家的偏好有所不同。有地业主对低密度居住的偏好更强，为42%，略高于追求“两者平衡”者（41%）。

这表明对更低密度项目的偏好会随购买力上升而增强。偏好低密度可能归因于两点：减少拥挤与噪音（53.4%），以及更高私密性与独特性（53%）（见图6）。

优先事项包括便利与长期价值

日常便利是39%的HDB业主与36%的私人共管公寓业主的首要考量（见图7）。

相比之下，有地业主更关注长期价值与稀缺性（34%），高于便利性（27%）。他们也比HDB（17%）与私人共管公寓（19%）同行更强调安静、低密度的居住环境（22%）。

总体而言，这些发现表明日常实用性与资产保值是塑造买家心态的核心驱动。

地铁邻近与“有地契价格的永久地契”同样具吸引力

在吸引人的特征方面，绝大多数（84%）受访者优先考虑靠近地铁站的住宅，三分之一愿意步行最多1公里（15分钟）至交通节点。

另外，虽然略超半数的人普遍重视永久地契，但当价格溢价被去掉时，兴趣大幅上升（见图8）。

所有市场细分中超过80%的人认为“以有地契价格获得永久地契”具吸引力，与对地铁邻近性的需求相当。

在所有受访群体中，地铁邻近性的优先级均高于“安静住宅区”与“低层、低密度居住”，挑战了精品或低密度项目必须远离喧嚣的假设。

约86%的有地业主偏好永久地契——无论是否全价——表明他们可能较少受价格约束。然而独特性仍至关重要，76%认为“安静住宅区”具吸引力。

相反，附近缺乏配套对买家威慑力很强。这是HDB（46%）与私人共管公寓（48%）业主的首要顾虑（见图9），但对有地业主排名第二（42%），他们更担心特定区域永久地契选择不足（46%）。

这指向有地买家更重视区位与地契，而非连通性。

除上述具体物业属性外，多十年尺度的宏观转型仍是买家的主要考量。

未来增长规划深刻影响购房决策

即将到来的转型计划积极影响79.8%买家的置业决策，其中24%将其视为重大因素（见图10）。

调查还显示，略超半数受访者偏好在未来转型被充分计入价格之前，在增长区域内购房（见图11）。

这表明置业者寻求先发优势，以最大化潜在资本增值。

裕廊湖区认知度紧随大南部滨海区

就新加坡主要转型区域的认知而言，总体73%的受访者了解大南部滨海区（见图12），区域邻近性影响显著。

该比例在中部/南部居民中达到峰值76%，而裕廊湖区在西部居民中的认知度达85%。

大南部滨海区具有广泛吸引力，在全岛保持均衡的公众认知。东、中/南、西各区至少57%的受访者表示熟悉这一庞大项目的总体规划（见图13）。

如此广泛的认知表明，该区域未来项目可能吸引中部/南部以外的买家。

生活方式吸引力或支撑对大南部滨海区的信心

六成受访者相信大南部滨海区附近区域将长期跑赢大市。

这一信心很可能来自其生活方式吸引力：54%对即将出现的“新滨海生活方式片区”表示兴趣（见图14）。

值得注意的是，生活方式偏好高于“就业去中心化与新商业枢纽”等功用性因素，表明买家更看重片区生活配套，而非就业枢纽。

主要发现

调查显示，市场对大南部滨海区的长期前景信心较强，这可能更多由生活方式而非商业吸引力驱动。

尽管五分之四的受访者将即将到来的转型计划纳入置业决策，这些计划仍是次要考量，而非主要催化剂。

永久地契对新加坡买家仍有重大吸引力，但其吸引力取决于附近配套是否齐全，以及相对有地契选项的价格溢价。

不同细分优先级不同。有地业主因长期价值、独特性与低密度居住而偏好永久地契。

与此同时，私人共管公寓与HDB业主偏好相近，优先日常便利、高低密度利益兼顾，并对永久地契价格敏感。

希望兼顾独特性与增长区邻近性的买家，可关注FRX Capital开发的永久地契、低密度项目The Hillshore。

该项目步行可达虎豹别墅地铁站，位于巴西班让片区，紧邻即将展开的大南部滨海区转型。

这一邻近性使未来居民能享受片区规划中的生活配套，将日常连通性与私密性，与南部山脊的绿色廊道结合。