# URA launches tender for East Coast Road GLS site; opens applications for Serangoon North View plot

- **Source:** EdgeProp Singapore
- **Published:** 2026-09-29T05:57:07.000Z
- **Author:** Atiqah Mokhtar
- **Original:** https://www.edgeprop.sg/property-news/ura-launches-tender-east-coast-road-gls-site-opens-applications-serangoon-north-view-plot
- **Topics:** Private Residential, New Launches, Government & Policy

## Featured rationale

Limited recent supply and resilient Bedok demand may support developer interest and pent-up buyer demand, while macroeconomic uncertainty and rising construction costs could temper bids.

## AI summary

URA launched the 85-home East Coast Road GLS site for tender, with analysts forecasting top bids of $1,100 to $1,650 psf ppr.

## Original article

A residential Government Land Sale (GLS) site at East Coast Road has been launched for sale by tender under the 2H2026 GLS Programme. The 99-year leasehold site can yield about 85 homes, said URA in a Sept 29 release.

URA also announced that a Reserve List site at Serangoon North View is available for application. The 99-year leasehold plot can yield around 235 residential units.

Second-smallest GLS plot

The East Coast Road site is the second-smallest GLS plot ever offered in terms of dwelling units, according to Mark Yip, CEO of Huttons Asia. The smallest was a site at Chong Kuo Road awarded in February 2018, which later became the 84-unit The Essence.

Read also: Malaysian developer Eco World tops seven bids for Lorong Puntong GLS site at $1,612 psf ppr in tender debut

An open drain cuts through the East Coast Road site, separating it into two plots, observes Wong Siew Ying, head of research and content at PropNex. The first plot measures 26,706 sq ft, while the second spans 32,527 sq ft.

Based on the tender details, the successful tenderer could develop long-stay serviced apartments on the second plot. "There is also the option to develop the land parcel as one single development over both plots, or as two separate developments on each plot," she notes.

Wong adds that an average unit size of no less than100 sq m (1,076 sq ft) is stipulated for the plot. "The future project built on this site will likely offer larger, family-oriented homes and may appeal to right-sizers from landed housing in the area," she says.

Boutique development in established neighbourhood

Marcus Chu, CEO of ERA Singapore, believes the site will appeal to developers targeting smaller developments.

Earlier this month, the tender for a nearby GLS site at New Upper Changi Road was awarded to a consortium comprising CapitaLand Development, UOL Group and UOL subsidiary Singapore Land Group.

The consortium’s offer of $1.43 billion, $1,537 psf per plot ratio (psf ppr), topped three other bids for the site, which can accommodate about 1,010 homes.

Read also: Row of seven freehold Joo Chiat shophouses up for sale at $100 mil

In comparison, the significantly smaller East Coast Road site would have lower capital investment and execution risks, says Chu. “Well-located boutique sites enable developers to manage construction, pricing and sales risks more effectively while meeting owner-occupiers’ demand,” he continued.

Chu expects the East Coast Road site to attract wide developer interest, given its strong locational attributes. The plot is within walking distance of the Siglap MRT Station on the Thomson-East Coast Line, while also being near lifestyle and retail offerings at Siglap Centre and Siglap V.

In addition, it is close to several schools, including Opera Estate Primary School, Ngee Ann Primary School, CHIJ Katong Convent, St. Patrick’s School, Victoria School, and Victoria Junior College.

Pent-up demand

Housing demand in the Bedok Planning Area, where the East Coast Road site is located, remains resilient, notes Chu. In April, the 515-unit Vela Bay in Bayshore saw 72% of units taken up at an average price of $2,886 psf on launch day.

A number of GLS plots in the planning area have been sold in recent months. These include the New Upper Changi Road site, along with plots at Bayshore Drive and Bedok Rise awarded in July and December 2025, respectively.

Still, new supply of homes along East Coast Road has been “relatively limited”, according to Justin Quek, deputy group CEO of Realion (OrangeTee & ETC Group).

Read also: GLS sites in Marina South and Orchard released for sale; can yield 390 and 110 homes

The closest GLS site previously awarded was at Siglap Road, now occupied by the 841-unit Seaside Residences, which launched in 2017. “The last new launch in the area was 77 @ East Coast, a 41-unit project launched in March 2020,” Quek adds.

As a result, he believes the future project at East Coast Road could see pent-up demand.

Top bids from $1,100 to $1,650 psf ppr

ERA’s Chu expects the East Coast Road site to attract over five bidders, citing developers’ “ongoing interest in well-positioned and established residential estates”. He anticipates a maximum bid of around $1,400 psf ppr.

Huttons’ Yip predicts up to five bids, with the highest bid ranging between $1,100 and $1,300 psf ppr.

PropNex's Wong foresees "healthy but selective interest" from developers. She predicts three to five offers for the site, with a top bid ranging from $1,550 to $1,650 psf ppr.

Meanwhile, Quek of Realion anticipates bids could be tempered by global macroeconomic uncertainty and rising construction costs. “A smaller project may lack the economies of scale compared with larger developments,” he points out.

Nonetheless, he anticipates a top bid of $1,450 to $1,550 psf ppr, with offers from three to six tenderers.

The tender for the East Coast Road site will close at noon on Dec 3.

Serangoon North View site unlikely to be triggered

The Serangoon North View plot is adjacent to the Serangoon North Avenue 1 GLS site (now the 613-unit The Garden Residences) that was awarded in August 2017 at $965 psf ppr, according to PropNex’s Wong.

"While not particularly close to an MRT station presently, the future Serangoon North station (CR9) on the Cross Island Line, which is targeted to open in 2030, is roughly 700m away from the site," she added.

However, she does not expect developers to trigger the plot for sale, given upcoming private housing supply nearby. Two GLS sites at Chuan Grove awarded last year will yield over 1,000 new units in total.

Additionally, a Reserve List site at Chuan Grove, which can offer around 935 units, will be made available in October.

## Chinese translation

> Translation model: grok_cli

### 市区重建局推出东海岸路政府售地计划地块招标；开放实龙岗北景地块申请

分析师预计，可建约85个住宅单位的东海岸路地块，最高出价将介于每平方英尺每容积率新币1,100元至1,650元。

东海岸路一幅住宅政府售地计划（GLS）地块，已根据2026年下半年政府售地计划以招标方式推出发售。市区重建局（URA）在9月29日发布的文告中表示，该99年租赁地契地块可建约85个住宅单位。

市区重建局同时宣布，位于实龙岗北景（Serangoon North View）的一幅储备名单地块已开放申请。该99年租赁地契地块可建约235个住宅单位。

第二小的政府售地计划地块

Huttons Asia首席执行官Mark Yip表示，按居住单位数量计算，东海岸路地块是有史以来推出的第二小政府售地计划地块。最小的一幅是2018年2月批出的Chong Kuo Road地块，其后成为拥有84个单位的The Essence。

延伸阅读：马来西亚发展商Eco World首次参加招标，便以每平方英尺每容积率（psf ppr）新币1,612元的出价在七份投标中居首，标得Lorong Puntong政府售地计划地块

PropNex研究与内容主管Wong Siew Ying指出，一条明沟横穿东海岸路地块，将其分成两幅地。第一幅地面积为26,706平方英尺，第二幅地则为32,527平方英尺。

根据招标细节，中标者可在第二幅地发展长期服务式公寓。她指出：“也可以选择将该地段作为跨越两幅地的单一发展项目来开发，或在每幅地上分别开发两个独立项目。”

Wong补充说，该地块规定平均单位面积不少于100平方米（1,076平方英尺）。她表示：“未来建于该地块的项目，很可能提供面积较大、面向家庭的住宅，并可能吸引该区来自有地住宅、希望调整住房面积的买家。”

成熟社区中的精品发展项目

ERA新加坡首席执行官Marcus Chu认为，该地块将吸引以较小型发展项目为目标的发展商。

本月稍早，邻近新樟宜路上段一幅政府售地计划地块的招标，已判给由凯德发展（CapitaLand Development）、华业集团（UOL Group）以及华业集团子公司新加坡置地集团（Singapore Land Group）组成的财团。

该财团出价新币14.3亿元，即每平方英尺每容积率（psf ppr）新币1,537元，高于其他三份投标。该地块可容纳约1,010个住宅单位。

延伸阅读：一排七间永久地契如切店屋以新币1亿元挂牌出售

Chu表示，相比之下，规模小得多的东海岸路地块资本投资和执行风险较低。他接着说：“地理位置优越的精品地块，使发展商能够更有效地管理建筑、定价和销售风险，同时满足自住者的需求。”

Chu预计，鉴于区位条件优越，东海岸路地块将吸引发展商的广泛兴趣。该地块步行即可抵达汤申—东海岸线的实乞纳地铁站，同时也靠近实乞纳中心（Siglap Centre）和Siglap V的生活与零售配套。

此外，它靠近多所学校，包括Opera Estate Primary School、Ngee Ann Primary School、CHIJ Katong Convent、St. Patrick’s School、Victoria School和Victoria Junior College。

积压需求

Chu指出，东海岸路地块所在的勿洛规划区，住房需求依然稳健。4月，位于碧湾（Bayshore）、共515个单位的Vela Bay在开盘当天售出72%的单位，平均价格为每平方英尺新币2,886元。

近几个月，该规划区内已有多幅政府售地计划地块售出。其中包括新樟宜路上段地块，以及分别于2025年7月和12月批出的Bayshore Drive和Bedok Rise地块。

尽管如此，Realion（OrangeTee & ETC集团）集团副首席执行官Justin Quek表示，东海岸路沿线的新住宅供应“相对有限”。

延伸阅读：滨海南和乌节的政府售地计划地块已推出发售；可建390个和110个住宅单位

此前最近一次批出的政府售地计划地块位于实乞纳路（Siglap Road），现为2017年开盘、共841个单位的Seaside Residences。Quek补充说：“该区上一个新盘是77 @ East Coast，这是一个于2020年3月推出的41个单位项目。”

因此，他认为东海岸路的未来项目可能会出现积压需求。

最高出价为每平方英尺每容积率新币1,100元至1,650元

ERA的Chu预计，东海岸路地块将吸引超过五名投标者，理由是发展商“对区位良好且成熟住宅区的持续兴趣”。他预计最高出价约为每平方英尺每容积率新币1,400元。

Huttons的Yip预测最多会有五份投标，最高出价介于每平方英尺每容积率新币1,100元至1,300元。

PropNex的Wong预计发展商会有“健康但具选择性的兴趣”。她预测该地块将收到三至五份出价，最高出价介于每平方英尺每容积率新币1,550元至1,650元。

与此同时，Realion的Quek预计，全球宏观经济不确定性以及建筑成本上升可能会抑制出价。他指出：“与较大型发展项目相比，较小的项目可能缺乏规模经济。”

尽管如此，他预计最高出价为每平方英尺每容积率新币1,450元至1,550元，并将有三至六名投标者出价。

东海岸路地块的招标将于12月3日中午截止。

实龙岗北景地块不太可能被触发

据PropNex的Wong称，实龙岗北景地块毗邻实龙岗北1道（Serangoon North Avenue 1）政府售地计划地块（现为613个单位的The Garden Residences），后者于2017年8月以每平方英尺每容积率新币965元批出。

她补充说：“虽然目前距离地铁站并不特别近，但跨岛线上未来的实龙岗北站（CR9）目标于2030年开通，距离该地块约700米。”

不过，鉴于附近即将到来的私人住宅供应，她预计发展商不会触发该地块出售。去年批出的两幅Chuan Grove政府售地计划地块，合计将提供超过1,000个新单位。

此外，一幅位于Chuan Grove、可提供约935个单位的储备名单地块，将于10月开放申请。