{"id":89157,"date":"2025-08-27T19:12:30","date_gmt":"2025-08-27T11:12:30","guid":{"rendered":"https:\/\/www.99.co\/singapore\/insider\/?p=89157"},"modified":"2025-08-27T19:12:30","modified_gmt":"2025-08-27T11:12:30","slug":"bukit-timah-road-gls","status":"publish","type":"post","link":"https:\/\/www.99.co\/singapore\/insider\/bukit-timah-road-gls\/","title":{"rendered":"First Newton GLS in nearly two decades could bring 340 new units to market"},"content":{"rendered":"<div id=\"bsf_rt_marker\"><\/div>\r\n<p><span style=\"font-weight: 400;\">Opportunities for new housing in Newton don\u2019t come often. Yet, with a fresh GLS plot launched on Bukit Timah Road, this central neighbourhood is preparing to welcome hundreds of new homes.<\/span><\/p>\r\n\r\n\r\n\r\n<div class=\"wp-block-yoast-seo-table-of-contents yoast-table-of-contents\">\r\n<h3>Table of contents<\/h3>\r\n<ul>\r\n<li><a href=\"#h-details-of-the-bukit-timah-road-gls-site\" data-level=\"2\">Details of the Bukit Timah Road GLS site<\/a><\/li>\r\n<li><a href=\"#h-part-of-ura-s-draft-master-plan-2025\" data-level=\"2\">Part of URA\u2019s Draft Master Plan 2025<\/a><\/li>\r\n<li><a href=\"#h-market-positioning-and-expected-demand\" data-level=\"2\">Market positioning and expected demand<\/a><\/li>\r\n<li><a href=\"#h-strong-demand-for-ccr-new-launches\" data-level=\"2\">Strong demand for CCR new launches<\/a><\/li>\r\n<li><a href=\"#h-comparisons-with-other-gls-tenders\" data-level=\"2\">Comparisons with other GLS tenders<\/a><\/li>\r\n<\/ul>\r\n<\/div>\r\n\r\n\r\n\r\n<h2 id=\"h-details-of-the-bukit-timah-road-gls-site\" class=\"wp-block-heading\"><b>Details of the Bukit Timah Road GLS site<\/b><\/h2>\r\n\r\n\r\n\r\n<figure class=\"wp-block-table\">\r\n<table class=\"has-fixed-layout\">\r\n<tbody>\r\n<tr>\r\n<td><b>Tender information<\/b><\/td>\r\n<td><b>Details<\/b><\/td>\r\n<\/tr>\r\n<tr>\r\n<td><b>Site location<\/b><\/td>\r\n<td><span style=\"font-weight: 400;\">Bukit Timah Road (next to Newton MRT Interchange)<\/span><\/td>\r\n<\/tr>\r\n<tr>\r\n<td><b>Region<\/b><\/td>\r\n<td><span style=\"font-weight: 400;\">Core Central Region (CCR), Newton neighbourhood<\/span><\/td>\r\n<\/tr>\r\n<tr>\r\n<td><b>Site area<\/b><\/td>\r\n<td><span style=\"font-weight: 400;\">63,498 sqft (5,899.2 m<sup>2<\/sup>)<\/span><\/td>\r\n<\/tr>\r\n<tr>\r\n<td><b>Maximum Gross Floor Area (GFA)\u00a0<\/b><\/td>\r\n<td><span style=\"font-weight: 400;\">28,907 m<span style=\"font-weight: 400;\"><sup>2<\/sup><\/span><\/span><\/td>\r\n<\/tr>\r\n<tr>\r\n<td><b>Gross plot ratio<\/b><\/td>\r\n<td><span style=\"font-weight: 400;\">4.9<\/span><\/td>\r\n<\/tr>\r\n<tr>\r\n<td><b>Maximum building height\u00a0<\/b><\/td>\r\n<td><span style=\"font-weight: 400;\">122.0 m SHD<\/span><\/td>\r\n<\/tr>\r\n<tr>\r\n<td><b>Lease tenure<\/b><\/td>\r\n<td><span style=\"font-weight: 400;\">99 years<\/span><\/td>\r\n<\/tr>\r\n<tr>\r\n<td><b>Land use zoning \/ Allowable development<\/b><\/td>\r\n<td><span style=\"font-weight: 400;\">Residential\u00a0<\/span><\/td>\r\n<\/tr>\r\n<tr>\r\n<td><b>Estimated number of housing units<\/b><\/td>\r\n<td><span style=\"font-weight: 400;\">340 housing units<\/span><\/td>\r\n<\/tr>\r\n<tr>\r\n<td><b>Nearby amenities<\/b><\/td>\r\n<td><span style=\"font-weight: 400;\">Newton MRT (Downtown &amp; North-South Lines), ACS (Junior), St. Joseph\u2019s Institution Junior<\/span><\/td>\r\n<\/tr>\r\n<tr>\r\n<td><b>Tender closing date<\/b><\/td>\r\n<td><span style=\"font-weight: 400;\">Nov 11 2025, 12:00 noon<\/span><\/td>\r\n<\/tr>\r\n<\/tbody>\r\n<\/table>\r\n<\/figure>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">A Government Land Sale (GLS) site along Bukit Timah Road has been launched for tender, bringing fresh opportunities to the Newton area.\u00a0<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">This parcel also comes with a bit of history. It was once used as transitional office space. In 2007, it was sold with a 15-year tenure to Scotts Spazio, a joint venture between Hwa Hong Corp and KOP Capital. Insurer Prudential Singapore later leased the premises, remaining there until it relocated to Labrador Tower in 2025.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">The parcel measures about 63,498 square feet and comes with a gross plot ratio of 4.9. With a 99-year leasehold, the land is expected to yield close to 340 private homes, adding to Singapore\u2019s property supply.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">The site sits right next to <a href=\"https:\/\/www.99.co\/singapore\/sale\/mrts\/newton\" target=\"_blank\" rel=\"noreferrer noopener\">Newton MRT<\/a> interchange, giving future residents direct access to both the Downtown and North-South Lines. This prime connectivity is expected to be a major draw for both developers and buyers.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">The tender for the Bukit Timah Road GLS site will close on <\/span><b>Nov 11, 2025, at noon<\/b><span style=\"font-weight: 400;\">.<\/span><\/p>\r\n\r\n\r\n\r\n<h2 id=\"h-part-of-ura-s-draft-master-plan-2025\" class=\"wp-block-heading\"><b>Part of URA\u2019s Draft Master Plan 2025<\/b><\/h2>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">This plot is not a standalone release. Instead, it forms part of the Urban Redevelopment Authority\u2019s Draft Master Plan 2025, which envisions Newton as a renewed, vibrant neighbourhood. The plan sets aside about 26 hectares in the area to be <\/span><a href=\"https:\/\/www.99.co\/singapore\/insider\/ura-draft-master-plan-2025\/#newton\" target=\"_blank\" rel=\"noreferrer noopener\"><span style=\"font-weight: 400;\">transformed into a mixed-use \u201curban village.\u201d<\/span><\/a><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">URA\u2019s vision includes about 5,000 private homes spread across three key clusters: Newton Circus, Scotts Road, and Monk\u2019s Hill. Alongside these homes, the estate will feature amenities and green public spaces, creating a community-friendly environment.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Future residents could also benefit from a new central space planned near Newton MRT and Newton Food Centre. This space is set to bring more dining, retail, and recreational choices, adding vibrancy to the neighbourhood. Moreover, the location is within close reach of popular schools such as Anglo-Chinese School (Junior), Singapore Chinese Girls\u2019 School, St Joseph\u2019s Institution Junior, and St Margaret\u2019s Primary School, making it especially appealing for families.<\/span><\/p>\r\n\r\n\r\n\r\n<p><iframe loading=\"lazy\" style=\"border: none; width: 350px !important; box-shadow: 0px 2px 12px rgb(11 17 52 \/ 15%); border-radius: 16px;\" src=\"https:\/\/www.99.co\/property-value-widget?contentSource=insider-blog&amp;contentId=bukit-timah-road-gls\" width=\"350\" height=\"370\" scrolling=\"no\"><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\">\ufeff<\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><\/span><\/iframe><\/p>\r\n\r\n\r\n\r\n<h2 id=\"h-market-positioning-and-expected-demand\" class=\"wp-block-heading\"><b>Market positioning and expected demand<\/b><\/h2>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">This Bukit Timah Road plot is the first Confirmed List site under the <\/span><a href=\"https:\/\/www.99.co\/singapore\/insider\/4725-homes-gls-2h2025-confirmed-sites\/\" target=\"_blank\" rel=\"noreferrer noopener\"><span style=\"font-weight: 400;\">Government Land Sales 2H2025<\/span><\/a><span style=\"font-weight: 400;\"> to be released. Analysts agree it will be hotly contested, largely because it sits in the Core Central Region (CCR).<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">According to Wong Siew Ying from PropNex, this site could attract up to nine bids, with the winning offer potentially landing between S$1,500 and S$1,600 per square foot per plot ratio (psf ppr). Mark Yip, CEO of Huttons, highlights how the site\u2019s proximity to MRT and schools will boost its appeal. Similarly, Marcus Chu, CEO of ERA Singapore, anticipates six to eight serious bidders due to its location and role in Newton\u2019s transformation.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">All three experts point out that competition could get intense, with developers eager to secure prime CCR land for future launches.<\/span><\/p>\r\n\r\n\r\n\r\n<h2 id=\"h-strong-demand-for-ccr-new-launches\" class=\"wp-block-heading\"><b>Strong demand for CCR new launches<\/b><\/h2>\r\n\r\n\r\n\r\n<figure class=\"wp-block-image alignnone wp-image-88232 size-full\"><img decoding=\"async\" width=\"3000\" height=\"2000\" class=\"wp-image-88232\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2025\/08\/River-Green-Booking-Crowd.jpg\" alt=\"River Green sets 2025 sales record for CCR\" srcset=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2025\/08\/River-Green-Booking-Crowd.jpg 3000w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2025\/08\/River-Green-Booking-Crowd-1536x1024.jpg 1536w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2025\/08\/River-Green-Booking-Crowd-2048x1365.jpg 2048w\" sizes=\"(max-width: 3000px) 100vw, 3000px\" \/>\r\n<figcaption class=\"wp-element-caption\">Turnout at the River Green launch on August 2 (Photo: Wing Tai Holdings)<\/figcaption>\r\n<\/figure>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">The positive outlook for this GLS release is supported by strong sales of recent CCR projects. New launches such as<\/span><a href=\"https:\/\/www.99.co\/singapore\/condos-apartments\/the-robertson-opus\" target=\"_blank\" rel=\"noreferrer noopener\"><span style=\"font-weight: 400;\"> The Robertson Opus<\/span><\/a><span style=\"font-weight: 400;\"> (348 units), <\/span><a href=\"https:\/\/www.99.co\/singapore\/condos-apartments\/upperhouse-at-orchard-boulevard\" target=\"_blank\" rel=\"noreferrer noopener\"><span style=\"font-weight: 400;\">UpperHouse at Orchard Boulevard <\/span><\/a><span style=\"font-weight: 400;\">(301 units), and <\/span><a href=\"https:\/\/www.99.co\/singapore\/condos-apartments\/river-green\" target=\"_blank\" rel=\"noreferrer noopener\"><span style=\"font-weight: 400;\">River Green<\/span><\/a><span style=\"font-weight: 400;\"> (524 units) have all recorded solid performances.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Between July 1 and Aug 17, 2025, more than 850 new homes in the CCR were sold. This momentum puts the third quarter of 2025 on track to become the best-performing CCR quarter since 2010, when 994 units were transacted.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Analysts explain that renewed buyer interest in the CCR is partly due to the narrowing price gap between prime CCR homes and those in the Rest of Central Region. This shift makes CCR properties look more attractive from a value standpoint.<\/span><\/p>\r\n\r\n\r\n\r\n<h2 id=\"h-comparisons-with-other-gls-tenders\" class=\"wp-block-heading\"><b>Comparisons with other GLS tenders<\/b><\/h2>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">To understand how competitive this tender may be, you only need to look at recent GLS launches. Sites at <\/span><a href=\"https:\/\/www.99.co\/singapore\/condos-apartments\/holland-link-gls\" target=\"_blank\" rel=\"noreferrer noopener\"><span style=\"font-weight: 400;\">Holland Link<\/span><\/a><span style=\"font-weight: 400;\"> and <\/span><a href=\"https:\/\/www.99.co\/singapore\/condos-apartments\/dunearn-road-gls\" target=\"_blank\" rel=\"noreferrer noopener\"><span style=\"font-weight: 400;\">Dunearn Road<\/span><\/a><span style=\"font-weight: 400;\"> drew five and nine bids respectively. Many developers who missed out in those tenders may now turn their attention to the Newton site, making it even more contested.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">The scarcity of GLS supply in Newton further adds to the buzz. According to Justin Quek of OrangeTee and Realion, the area has not seen a GLS residential site released in nearly two decades. The last sale dates back to 1997, which eventually became Draycott 8, a luxury project where resale units have changed hands at an average of S$2,176 psf.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Other recent benchmarks also show strong demand for central sites. The Orchard Boulevard site, awarded to UOL and SingLand in 2024, achieved S$1,617 psf ppr and managed to sell more than half of its units during its launch weekend in July 2025. Likewise, the Turf City GLS site, awarded in June 2025, drew nine bids, with the winning consortium paying S$1,410 psf ppr for a parcel yielding about 380 homes.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">When you compare these results, it becomes clear why the Bukit Timah Road GLS launch is drawing so much attention. Its rare location, large potential, and ties to URA\u2019s bigger plans make it one of the most anticipated tenders of the year.<\/span><\/p>\r\n","protected":false},"excerpt":{"rendered":"<p>Opportunities for new housing in Newton don\u2019t come often. Yet, with a fresh GLS plot launched on Bukit Timah Road, this central neighbourhood is preparing to welcome hundreds of new homes. Details of the Bukit Timah Road GLS site Tender information Details Site location Bukit Timah Road (next to Newton MRT Interchange) Region Core Central&hellip;<\/p>\n","protected":false},"author":141,"featured_media":89173,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_relevanssi_hide_post":"","_relevanssi_hide_content":"","_relevanssi_pin_for_all":"","_relevanssi_pin_keywords":"","_relevanssi_unpin_keywords":"","_relevanssi_related_keywords":"","_relevanssi_related_include_ids":"","_relevanssi_related_exclude_ids":"","_relevanssi_related_no_append":"","_relevanssi_related_not_related":"","_relevanssi_related_posts":"","_relevanssi_noindex_reason":"","_lmt_disableupdate":"no","_lmt_disable":"no","_genesis_hide_title":false,"_genesis_hide_breadcrumbs":false,"_genesis_hide_singular_image":false,"_genesis_hide_footer_widgets":false,"_genesis_custom_body_class":"","_genesis_custom_post_class":"","_genesis_layout":"","footnotes":""},"categories":[53601,57131],"tags":[59546,57458,58133],"persona":[57127,57126],"class_list":{"2":"type-post","14":"entry","15":"has-post-thumbnail"},"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v25.7.1 (Yoast SEO v25.7) - 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