MND increases land supply for condo for H2 2021: Here’s what we think about the land sites 

7 min read

Just two weeks after MND added two residential sites on the Reserve List for the H1 2021 Government Land Sales (GLS), the government announced the GLS sites for H2 2021. This comprises four sites on the Confirmed List and nine sites on the Reserve List. In total, these sites can yield about 6,800 private residential units, 90,000 sqm gross floor area (GFA) of commercial space and 530 hotel rooms.

At the same time, the supply of private housing on the Confirmed List has been increased to 2,000 units for the H2 2021 GLS. In contrast, there were 1,605 units for the H1 2021 GLS. One reason for the increase is due to the declining number of unsold private homes over the past year, spurred by the strong demand.

Here’s our analysis of the H2 2021 Confirmed List GLS condo sites

Jalan Tembusu

This site at Tanjong Katong was just launched two weeks ago under the Reserve List for the H1 2021 GLS. So it’s interesting to see that it’s now added to the Confirmed List for the H2 2021 GLS. This site will be scheduled to be launched in September.

Map of Jalan Tembusu site
Where the Jalan Tembusu site is at. Source: URA

Sites on the Confirmed List are launched on schedule regardless of demand. On the other hand, those on the Reserve List are only available for tender when developers have bid for a price acceptable by the government.

You can check out our analysis on the Jalan Tembusu site here

Lentor Hills Road (Parcel A) 

Site area: 1.71 ha

Proposed gross plot ratio: 3.0

Estimated number of units: 595 units

Estimated launch date: September 2021

Nearest MRT station: Lentor MRT

Primary schools within 1km: Anderson Primary

Though not as centrally-located as the Jalan Tembusu site, this Lentor Hills Road site wins points for its connectivity. Out of the four sites on the Confirmed List, this one is the closest to the MRT. We like that it will just be a six-minute walk to Lentor MRT on the Thomson-East Coast Line (TEL), which will open in Q3 this year. And for the drivers, the Central Expressway, Seletar Expressway and the future North-South Corridor will just be a few streets away.

On the other hand, shopping malls are a little far, with the closest one being AMK Hub at around nine minutes away by car.

Lentor Hills Road Parcel A
Where the Lentor Hills Road (Parcel A) is at. Source: URA

While there are a few schools in the vicinity, only Anderson Primary is within a 1km radius. Other schools such as CHIJ St Nicholas Girls’, Anderson Serangoon Junior College and Nanyang Polytechnic are within a 2km radius.

For those who love nature, the good thing about this site is that it will be within a 20- to 25-minute bus ride to Lower Peirce Reservoir and Bishan-Ang Mo Kio Park.

Currently, the area mostly consists of landed properties and low-rise condos like Thomson Grove and The Calrose. So those in the north and west-facing stacks can enjoy unblocked views for some time. But do note that the surrounding land parcels are also marked as residential areas on the URA master plan, so we can potentially see more high-rise condos here some years later.

Nearby, the Lentor Central site is currently open for tender and Lentor Hills Road (Parcel B) on the Reserve List.

26 July 2021 Update: The Lentor Central site has registered a top bid of S$784.1m, or S$1,204 psf per plot ratio (psf ppr) by Guocoland. That’s 4.5 per cent higher than the second-highest bid of S$750m.

The plot is demarcated for private residential development (est. 605 units) with mixed-use commercial space on the first floor. The site is next to the upcoming Lentor MRT station on the Thomson-East Coast line.

Dairy Farm Walk

Site area: 1.56 ha

Proposed gross plot ratio: 2.1

Estimated number of units: 385 units

Estimated launch date: October 2021

Nearest MRT station: Hillview MRT

Primary schools within 1km: CHIJ Our Lady Queen of Peace

This is another site that was shifted from the H1 2021 Reserve List to the H2 2021 Confirmed List.

The closest MRT to the condo site is Hillview MRT, which is within a 13-minute walk. Bukit Timah Expressway is also just a couple of streets away. So in terms of accessibility, the Jalan Tembusu and Lentor Hills Road sites score more points in this aspect.

Aside from that, the good thing about this site is that residents will have a wide range of retail options. HillV2, The Rail Mall, Junction 10 and Bukit Panjang Plaza will all be within a 10- to 20-minute bus ride.

Dairy Farm Walk site
Where the Dairy Farm Walk site is at. Source: URA

When it comes to schools, besides CHIJ Our Lady Queen of Peace, Fajar Secondary and Assumption English are within a 1km radius. But we think the main draw of this condo site is that German European School Singapore is just a stone’s throw away, making it an ideal home for expats.

Another thing we like about this site is its proximity to Bukit Timah Nature Reserve, as residents can reach the entrance in five minutes on foot.

The area mostly consists of landed properties. And the land parcels designated for future homes around the site have a gross plot ratio of 1.4 (meaning they can only have up to four storeys). So there’s a high chance of getting unblocked views. We think the best one would probably be the south-facing stacks, where residents will be able to enjoy unblocked views of greenery.

Bukit Batok West Avenue 8 (EC)

Site area: 1.25 ha

Proposed gross plot ratio: 3.0

Estimated number of units: 375 units

Estimated launch date: December 2021

Nearest MRT station: Bukit Gombak.

Primary schools within 1km: Dazhong Primary, St Anthony’s Primary

Like most ECs, this Bukit Batok EC site is not near the MRT. It will take around a 20-minute bus ride to get to the nearest MRT, Bukit Gombak MRT.

On the plus side, we like that the nearest mall, Le Quest, will just be a six-minute walk. There are also a few schools within a 1km radius such as Dazhong Primary, St Anthony’s Primary and Dunearn Secondary.

And just like the other sites on the Confirmed List, this EC site is situated close to nature. Bukit Batok Hillside Nature Park is around a 13-minute walk from the site. A little further is Little Guilin.

Bukit Batok West Avenue 8 site
Where the Bukit Batok West Avenue 8 condo site is at. Source: URA

Residents can also expect more developments nearby, as Tengah, Singapore’s newest housing estate, will just be across the street.

On the other hand, there’s a low chance of getting unblocked views here. According to the URA master plan, the area will be surrounded by high-rise residential developments. Right now, there are already BTOs at the south and south-west of this EC site. And there’s the upcoming West Scape BTO in the north.

That aside, given the number of BTOs in the area, it’s a good EC option for those looking to upgrade but don’t want to move further away from their current home.

Which site do you thing will draw the most bids? Let us know in the comments section below. 

If you found this article helpful, recommends More condo sites released for H1 2021: Here’s what it’s like living there and 3 more condo sites are released by the government for 2020, and here’s our analysis.

You can also check out our land sales site here where you can check out land parcels available through the GLS.

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About Virginia Tanggono

Virginia covers the property news in Singapore, from record sales to profile stories on home ownership. In her free time, she occasionally searches for spoilers of movies and TV shows.

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