# Orchard Boulevard And Marina Gardens: Key New GLS Sites Launched - **Source:** Stacked Homes - **Published:** 2026-08-14T11:32:17.000Z - **Author:** Timothy Tay - **Original:** https://stackedhomes.com/2-prime-residential-sites-released-orchard-marina-south/ - **Topics:** Private Residential, Commercial & Industrial, New Launches ## Featured rationale Strong sales at Upperhouse and One Marina Gardens signal resilient central-region demand, which may support developer participation and firm land bids despite rising land prices. ## AI summary The government launched tenders on Aug 13 for a 37,006 sq ft Orchard Boulevard site and a 64,663 sq ft Marina Gardens Lane plot. ## Original article Over the past year or so, the government has increased the number of development sites throughout the central region, and developers have been eager to add the most well-located sites to their development landbank. Before 2025, it was rare to see a government land sale (GLS) site in the Core Central Region (CCR) turn up on the Confirmed List. But this year, the government will launch five new residential sites in the CCR, out of a total of 14 residential development sites in the GLs programme, points out Nicholas Mak, chief research officer at Mogul.sg. This means that one third of the private residential development sites launched by the government will be in the CCR, significantly reducing the overall rarity of such prime residential sites. On Aug 13, the government launched the public tender of two of these sites: a 64,663 sq ft plot at Marina Gardens Lane, as well as a much smaller 37,006 sq ft site along Orchard Boulevard. The site at Marina Gardens Lane is actually in the Rest of Central Region (RCR), but sits within the central region and next to the Central Business District (CBD). The level of developer’s participation in these two tenders, as well as the bid prices put forward for them, will be closely scrutinised at the close of the tender. Here’s what you need to know about the significance of these GLS sites. Orchard Boulevard This is the third GLS site in the Orchard Boulevard area that the government has released in the last few years. The newest plot is at the junction of Tomlinson Road and Orchard Boulevard, and it is close to some of the most prestigious residential projects in the Orchard Road area. Familiar luxury developments here include Four Seasons Park, Boulevard 88, Cuscaden Residences, Park Nova, and 3 Orchard-By-The-Park. It was a joint venture (JV) — comprising Singapore luxury developer SC Global and two Hong Kong property groups, Far East Consortium and New World Development – who came out on top for a GLS site along Cuscaden Road in 2018. The JV put in the top bid of $410 million for the 61,597 sq ft site, which worked out to a land rate of $2,377 psf per plot ratio (ppr). That eye-watering price smashed all records for a residential GLS site at the time, as well as all initial price expectations by market watchers, who had predicted that the winning bid might range from $1,800 psf ppr to $2,300 psf ppr. The site would eventually be developed into the 192-unit Cuscaden Reserve. The 28-storey luxury residential development was completed in 2022. Initially, launch prices were a staggering $3,300 psf to $2,830 psf when it first hit the market. But the project was relaunched at lower prices in 2024. We covered the development’s second foray into the market, when prices slipped to around $2,800 psf, or a roughly 20% discount compared to its initial selling price. The next time another GLS site along Orchard Boulevard was put up for sale by the government was in October 2023. It was eventually awarded to a JV comprising UOL Group and Singapore Land Group (SingLand), who put in the top bid of $428.28 million for the 75,686 sq ft site. That price works out to $$1,616 psf ppr. That site was keenly watched because it had been six years since the Cuscaden Road GLS site was awarded. Moreover, the calculus of the area had changed with the impending completion of the Thomson-East Coast Line. It was next to the new Orchard Boulevard MRT station, which was operational in November 2022. UOL and SingLand would eventually launch the site as the 301-unit Upperhouse at Orchard Boulevard, which launched for sale in July 2025. It recorded a good take up rate, moving just over half (53.8%) of its units over its opening sales weekend, and set an average selling price of $3,350 psf. The newest GLS site means that we might see another new condo along this prestigious stretch of road. But it is also the smallest site compared to the previous two plots, with the new development capable of fitting no more than 110 units. This would certainly make it a boutique condo, with the average unit size of 936 sq ft a far cry from the luxury of space that buyers in this area would find acceptable. Alternatively, the new development might go larger and build units of at least 1,614 sq ft. This would result in fewer units but might go someway in offering a more luxurious development, says Mak of Mogul. He also points out that the average launch prices of 99-year leasehold condominiums in the CCR range from $2,950 psf to $3,266 psf, according to transactions lodged over the past 12 months. Name of Project | Street Name | District | Tenure | Launch date | Average price at launch ($psf) Newport Residences | Anson Road | 02 | Freehold | 31-Jan-26 | $3,370 River Green | River Valley Green | 09 | 99 yrs | 2-Aug-25 | $3,130 Zyon Grand | Kim Seng Road | 03 | 99 yrs | 24-Oct-25 | $3,050 Skye at Holland | Holland Drive | 10 | 99 yrs | 11-Oct-25 | $2,953 River Modern | River Valley Green | 09 | 99 yrs | 7-Mar-26 | $3,266 Source: Mogul.sg Research, URA Name of Project | Street Name | Tenure | Completion Date | Median price ($psf) Boulevard 88 | Orchard Boulevard | Freehold | 2023 | $4,061 Upperhouse at Orchard Boulevard | Orchard Boulevard | 99 yrs | Uncompleted | $3,503 Park Nova | Tomlinson Road | Freehold | 2024 | $5,073 Cuscaden Reserve | Cuscaden Road | 99 yrs | 2023 | $3,226 Orchard Bel-Air | Orchard Boulevard | 99 yrs | 1984 | $1,489 Source: Mogul.sg Research, URA However, the property prices at Orchard Boulevard are a notch higher, with the median transacted prices of the newer 99-year leasehold condominiums in the Orchard Boulevard area ranging from $3,226 psf to $3,503psf, says Mak. It is typical for luxury units in this part of Orchard Road to fetch prices in excess of $4,000 psf. Units in Park Nova, the luxury freehold project that neighbours the GLS site, sees most of its units transact at the median price of $5,073 psf. He reckons that the new Orchard Boulevard GLS site could see as few as two bids, and up to five bids from developers. With bids ranging from $1,750 to $1,880 psf ppr, which is about $181.3 million to $194.8 million. Strong sales at Upperhouse at Orchard Boulevard could bolster the confidence of developers. The luxury project has sold 82% of its 301 units at an average price of $3,400 psf since it hit the market in July 2025. Marina Gardens Lane Meanwhile, the second GLS site at Marina South was also launched on Aug 13. This site at Marina Gardens Lane is not in the CCR and is instead in an RCR listed district. Now, another site at Marina Gardens Crescent is available on the Reserve List, but a developer needs to trigger it for sale before the public tender can be launched. An initial public tender only attracted one bid – $984 psf ppr from GuocoLand – but it was deemed too low and rejected by URA in 2024. Thus, the first GLS site to break ground was a ‘Residential with Commercial at 1st storey’ site that was awarded to a Kingsford Group-led consortium in July 2023. The developers had put in the winning bid of $1.034 billion, or $1,402 psf ppr. That site has since been launched as the 937-unit One Marina Gardens, which entered the market in June 2026. It sold 38% of its total units during its opening sales weekend, and set an average selling price of $2,953 psf. The government has big plans for the Marina South precinct, with an extensive master plan that envisions this CBD-adjacent district as a new mixed-use neighbourhood that also encompasses Gardens by the Bay, Marina Barrage and the future Marina South Coastal Park. It’s also one part of the coastal Greater Southern Waterfront. The sales performance of One Marina Gardens offers a useful demand signal to developers, says Wong Siew Ying, Head of Research and Content, PropNex. She adds that the project’s initial take up rate of 38% was a respectable start amid global trade-tension headwinds at the time. “Take-up has since climbed to 70.5% (661 of 937 units) as per caveats lodged up till 4 August 2026, with the overall average price at $2,969 psf, reflecting that prices had held relatively steady as the project sold through,” she says. Overall, she believes that the manageable size of this GLS site could widen the tender participation to more developers, including mid-size ones, seeking a foothold in this developing precinct. Its location is a strong pull, being across from Gardens by the Bay, and within walking distance to the upcoming Marina South MRT station on the Thomson-East Coast Line (TEL). “Meanwhile, its proximity to the Marina Bay Financial Centre, CBD, and Marina Bay Sands also places future residents at the doorstep of a major employment node and one of Singapore’s marquee lifestyle and tourism destinations,” says Wong. ## Chinese translation > Translation model: grok_cli ### 乌节林荫道与滨海花园：关键新政府售地地段推出 政府已就两个中央区政府售地（GLS）地段展开招标，分别为乌节林荫道一处37,006平方英尺地块，以及滨海花园巷一处64,663平方英尺地段。分析师预期近期销售势头将带动强劲竞标，不过不断攀升的地价也令买家心存疑虑。 过去一年左右，政府增加了中央区内发展地段的供应数量，发展商也急于将区位最佳的地段纳入各自的土地储备。 2025年之前，核心中央区（CCR）的政府售地（GLS）地段很少会出现在确认名单上。但Mogul.sg首席研究官Nicholas Mak指出，今年政府将在政府售地计划共14个住宅发展地段中，推出五个CCR新住宅地段。 这意味着政府推出的私人住宅发展地段中，有三分之一位于CCR，显著降低了这类优质住宅地段整体上的稀缺性。 8月13日，政府就其中两个地段展开公开招标：滨海花园巷一处64,663平方英尺地块，以及乌节林荫道沿线一处规模小得多的37,006平方英尺地段。滨海花园巷地段实际上位于中央区其余地区（RCR），但处于中央区内，并毗邻中央商务区（CBD）。 这两项招标的发展商参与程度，以及所提交的出价，将在截标时受到密切审视。以下是你需要了解的这些GLS地段的意义。 乌节林荫道 这是政府过去数年内在乌节林荫道一带释出的第三个GLS地段。 最新地块位于汤林逊路与乌节林荫道交界处，靠近乌节路一带一些最负盛名的住宅项目。这里为人熟知的豪华项目包括四季园（Four Seasons Park）、Boulevard 88、Cuscaden Residences、Park Nova，以及3 Orchard-By-The-Park。 2018年，由新加坡豪华住宅发展商SC Global与两家香港地产集团远东发展（Far East Consortium）和新世界发展（New World Development）组成的合资公司（JV），在卡斯加登路一处GLS地段中标。该合资公司以新币4.10亿元的最高出价投得这幅61,597平方英尺地段，折合地价为每平方英尺容积率新币2,377元（psf ppr）。 这一令人咋舌的价格当时打破了所有住宅GLS地段纪录，也远超市场观察者的最初预期——当时预测中标价可能在每平方英尺容积率新币1,800元至新币2,300元之间。 该地段最终发展为192个单位的Cuscaden Reserve。这座28层豪华住宅项目于2022年完工。最初开盘价惊人，达每平方英尺新币3,300元至新币2,830元。 但该项目在2024年以降价方式重新推出。我们曾报道该项目第二次入市情况，当时价格回落至约每平方英尺新币2,800元，较最初售价约折让20%。 政府下一次在乌节林荫道沿线推出GLS地段是在2023年10月。最终由华业集团（UOL Group）与新地集团（Singapore Land Group，SingLand）组成的合资公司以新币4.2828亿元的最高出价中标，地段面积为75,686平方英尺，折合地价为每平方英尺容积率新币1,616元。 该地段备受关注，因为距离卡斯加登路GLS地段中标已过去六年。此外，随着汤申-东海岸线即将完工，该区格局已有所改变。地段毗邻新的乌节林荫道地铁站，该站于2022年11月投入运营。 华业与新地最终将该地段发展为301个单位的Upperhouse at Orchard Boulevard，于2025年7月开盘销售。开盘周末售出略超一半（53.8%）单位，录得良好认购率，平均售价定为每平方英尺新币3,350元。 最新这一GLS地段意味着，我们可能在这条声名显赫的道路沿线再见到一个新共管公寓项目。但与前两幅地块相比，这也是面积最小的一处，新项目可建单位不超过110个。这无疑会使其成为精品共管公寓，而平均单位面积936平方英尺，与该区买家所能接受的宽敞奢华空间相去甚远。 或者，新项目也可能走更大户型路线，打造至少1,614平方英尺的单位。Mogul的Mak表示，这将导致单位数量更少，但或许能在一定程度上打造更豪华的项目。 他还指出，根据过去12个月登记的交易，CCR内99年地契共管公寓的平均开盘价介于每平方英尺新币2,950元至新币3,266元。 项目名称 | 街道名称 | 区域 | 地契 | 开盘日期 | 开盘平均价（新币/psf） Newport Residences | 安顺路 | 02 | 永久地契 | 26年1月31日 | 新币3,370元 River Green | 里峇峇利绿 | 09 | 99年 | 25年8月2日 | 新币3,130元 Zyon Grand | 金声路 | 03 | 99年 | 25年10月24日 | 新币3,050元 Skye at Holland | 荷兰道 | 10 | 99年 | 25年10月11日 | 新币2,953元 River Modern | 里峇峇利绿 | 09 | 99年 | 26年3月7日 | 新币3,266元 来源：Mogul.sg Research、市区重建局（URA） 项目名称 | 街道名称 | 地契 | 竣工日期 | 中位价（新币/psf） Boulevard 88 | 乌节林荫道 | 永久地契 | 2023 | 新币4,061元 Upperhouse at Orchard Boulevard | 乌节林荫道 | 99年 | 未竣工 | 新币3,503元 Park Nova | 汤林逊路 | 永久地契 | 2024 | 新币5,073元 Cuscaden Reserve | 卡斯加登路 | 99年 | 2023 | 新币3,226元 Orchard Bel-Air | 乌节林荫道 | 99年 | 1984 | 新币1,489元 来源：Mogul.sg Research、市区重建局（URA） 不过，Mak表示，乌节林荫道一带的房价更高一档，该区较新的99年地契共管公寓中位成交价介于每平方英尺新币3,226元至新币3,503元。 乌节路这一带的豪华单位通常成交价超过每平方英尺新币4,000元。毗邻该GLS地段的永久地契豪华项目Park Nova，多数单位以中位价每平方英尺新币5,073元成交。 他估计，新的乌节林荫道GLS地段可能仅有两份投标，最多五份发展商投标。出价区间约为每平方英尺容积率新币1,750元至新币1,880元，即约新币1.813亿元至新币1.948亿元。 Upperhouse at Orchard Boulevard的强劲销售或可提振发展商信心。自2025年7月入市以来，该豪华项目301个单位中已售出82%，平均售价为每平方英尺新币3,400元。 滨海花园巷 与此同时，滨海南的第二个GLS地段也于8月13日推出。滨海花园巷这一地段不在CCR，而属于RCR所列区域。 目前，滨海花园弯另有一幅地段在备用名单上，但需由发展商触发出售后，才能展开公开招标。一次初步公开招标仅吸引到一份投标——由国浩置地（GuocoLand）出价每平方英尺容积率新币984元——但市区重建局在2024年认为出价过低而予以拒绝。 因此，率先破土的首个GLS地段是一处“底层为商业用途的住宅”地段，于2023年7月由金地集团（Kingsford Group）牵头的财团中标。发展商以新币10.34亿元的中标价夺得，折合每平方英尺容积率新币1,402元。 该地段其后发展为937个单位的One Marina Gardens，于2026年6月入市。开盘周末售出总单位数的38%，平均售价定为每平方英尺新币2,953元。 政府对滨海南街区有宏大规划，详尽的总体规划将该毗邻CBD的区域设想为新的混合用途邻里，同时涵盖滨海湾花园、滨海堤坝以及未来的滨海南海岸公园。它也是沿海大南部滨水区的一部分。 博纳产业（PropNex）研究与内容主管黄秀盈（Wong Siew Ying）表示，One Marina Gardens的销售表现向发展商提供了有用的需求信号。她补充说，项目最初38%的认购率，在当时全球贸易紧张局势逆风下已是不错的开局。 “截至2026年8月4日登记的买卖契约显示，认购率其后已攀升至70.5%（937个单位中的661个），整体平均售价为每平方英尺新币2,969元，反映出项目在持续去化过程中价格保持相对稳定，”她说。 总体而言，她认为该GLS地段可控的规模，可能扩大投标参与面，吸引更多发展商——包括寻求在这一发展中街区立足的中型发展商。其区位颇具吸引力，正对滨海湾花园，步行可达汤申-东海岸线（TEL）即将开通的滨海南地铁站。 “与此同时，其靠近滨海湾金融中心、中央商务区以及滨海湾金沙，也使未来住户置身于主要就业节点，以及新加坡标志性生活方式与旅游目的地的门前，”黄说。