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The Telok Berlayar BTO in Bukit Merah is part of a much larger development known as Berlayar Estate, being built on the former Keppel Club grounds. Spanning about 48 hectares, this precinct is designed to deliver nearly 10,000 new homes, combining roughly 7,000 HDB units and 3,000 private residences, under a mixed-use, waterfront, master-plan concept.
The name “Berlayar” means “sailing” in Malay. It’s a nod to the area’s maritime history – particularly landmarks like Batu Berlayar (“Sailing Rock”) by Berlayar Creek, which historically served as a navigational marker.
Here’s a deeper look at what Berlayar Estate will offer:
First BTO Project: Berlayar Residences
The first project to be launched under this new estate will be Berlayar Residences, which is set to debut in the October 2025 BTO exercise. This development will bring around 870 flats to the market, offering a mix of 2-room flexi, 3-room, and 4-room units, alongside 200 rental flats to provide housing options for different household needs. The range of flat types means that both smaller families and larger households will have choices suited to their lifestyles.
The blocks in Berlayar Residences are planned to rise between 19 and 46 storeys, giving the estate a distinctive skyline while also maximising views towards the waterfront and nearby greenery. With its city-fringe location and proximity to MRT stations, the project is widely expected to fall under the Prime category. While this has not been officially confirmed yet, buyers should be prepared for the added conditions that typically come with Prime flats, such as a longer Minimum Occupation Period (MOP) and stricter resale rules.
A Waterfront design & natural theme
The buildings in Berlayar Estate are being designed with staggered heights, allowing many homes to enjoy scenic views of the coastline and the lush greenery of the Southern Ridges. This thoughtful approach not only enhances the living experience for residents but also ensures that the estate blends harmoniously with its natural surroundings.
Visually, the estate will carry a strong coastal identity. A clean white-and-blue colour scheme will dominate the architecture, evoking a seaside atmosphere and reinforcing the estate’s connection to its waterfront location. Beyond the buildings themselves, communal spaces such as walking paths, playgrounds, and estate signage will feature design motifs inspired by local wildlife. Elements drawn from long-winged tomb bats, mangrove horseshoe crabs, and smooth-coated otters will be incorporated to give these areas a distinctive character. These touches are intended to celebrate the biodiversity of the area while giving residents a stronger sense of place and community.
Green corridors & ecology
There will be four green corridors, each ranging between 30 and 60 metres wide, weaving through the estate and connecting it seamlessly to nearby nature-rich areas such as the Southern Ridges and Labrador Nature Reserve. These corridors are not just landscaped walkways – they will serve as vital ecological links that allow wildlife to move between different habitats, creating a living environment where residents can enjoy both urban convenience and natural greenery at their doorstep.
In total, about 10 hectares of land have been set aside for green spaces, which is roughly equivalent to 18 football fields. Careful adjustments were made during the planning stage to ensure that the estate could coexist with the surrounding ecology. For example, some of the green corridors were widened or realigned to make it easier for birds to travel safely through the area. Mature tree knolls were also preserved, providing an important resting point for migratory species. Together, these measures will help Berlayar Estate strike a balance between housing needs and biodiversity conservation.
Connectivity & amenities
Berlayar Estate is being designed as a car-lite neighbourhood, with walkability at the heart of its layout. Most homes will be within a 10-minute walk of Labrador Park MRT and Telok Blangah MRT stations, making it easy for residents to rely on public transport for their daily commutes. Pathways within the estate are expected to be pedestrian- and cyclist-friendly, further reducing the need for cars and creating a more sustainable living environment.
Everyday needs will also be well taken care of. Residents can look forward to a wide range of amenities, including preschools, supermarkets, food and beverage outlets, shops, and medical clinics conveniently located within the estate. On top of that, the wider Telok Blangah area will see the addition of a new food centre and market, which is expected to open around 2027. This will give future residents easy access to fresh produce and affordable meals, adding to the convenience and vibrancy of the neighbourhood.
Resilience & sustainability
Berlayar Estate is being planned with long-term resilience and environmental sustainability in mind. Features such as rain gardens and bioswales will be integrated throughout the development to manage stormwater naturally, reduce the risk of flooding, and improve water quality before it flows into surrounding waterways. These green solutions not only serve a practical purpose but also add to the estate’s landscape, creating greener and more pleasant communal spaces for residents.
In addition, the estate will be built at an elevation of about 5.2 metres above sea level. This measure reflects a forward-looking approach to climate change, safeguarding future homes against the potential impact of rising sea levels.
Private housing component
Berlayar Estate is envisioned as a mixed residential community, with both public and private housing complementing one another. Alongside the nearly 7,000 HDB flats planned, around 3,000 private homes will also be built within the estate. This blend of housing types will bring diversity to the neighbourhood, catering to different lifestyle needs and adding vibrancy to the area.
The private housing component has already begun to take shape, with the first land parcel launched in mid-2025 under the Government Land Sales (GLS) programme. This site is expected to yield about 745 private homes, marking the start of the estate’s private development pipeline. Over time, more parcels will be rolled out, contributing to a balanced mix of housing and ensuring Berlayar Estate grows into a well-rounded waterfront district.
