2 GLS sites at Chuan Grove and former Raffles Town Club could yield 1,180 homes

The Urban Redevelopment Authority (URA) has released two residential sites under the 2H2026 Government Land Sales (GLS) Reserve List, potentially adding 1,180 private homes across Chuan Grove and the former Raffles Town Club site along Plymouth Avenue and Dunearn Road.

The Chuan Grove site could yield around 930 homes, while the Plymouth Avenue/Dunearn Road site could accommodate approximately 250 homes alongside commercial space on the first storey.

However, market observers do not expect either site to be triggered for sale in the near term. Upcoming residential supply in both locations could lead developers to take a more cautious approach before committing to another land acquisition.

Chuan Grove GLS site could yield 930 homes amid incoming supply

The Chuan Grove site spans approximately 341,170 sq ft, or 3.17ha, with a maximum gross floor area (GFA) of 852,932 sq ft. It is slightly larger than the two nearby GLS plots awarded in 2025, which have a combined site area of around 3ha.

Those earlier plots were awarded to a joint venture between Sing Holdings and Sunway Developments, now Sunway MCL. The developers plan to amalgamate the two parcels to build One Chuan Grove, a 1,056-unit condominium expected to launch in February 2027.

The upcoming project will add substantial new housing supply to the area. As a result, developers considering the newly released Reserve List site may prefer to assess One Chuan Grove's sales performance before making a bid.

The sales performance of nearby Chuan Park also provides some indication of existing demand. The 916-unit development, which was launched in November 2024, has sold 99 per cent of its units at an average price of $2,594 psf, based on lodged caveats as of Oct 27, 2026.

While the strong take-up suggests that buyers have been receptive to new private housing in the area, it does not necessarily mean another large development will see similar demand. With One Chuan Grove expected to bring more than 1,000 units to the market, developers will need to consider how much additional supply the location can absorb.

If the new site is eventually put up for tender, industry experts estimate that it could fetch a top land rate of $1,300 to $1,400 psf per plot ratio (psf ppr). This is broadly in line with the land rates paid for the two One Chuan Grove plots, at $1,376 psf ppr and $1,331 psf ppr, respectively.

Former Raffles Town Club site offers a prime location near Stevens MRT

The second Reserve List site released in October is located at Plymouth Avenue and Dunearn Road, on the former Raffles Town Club grounds. The club's lease for the land expired on Oct 17, 2026.

The 99-year leasehold plot measures approximately 122,573 sq ft and has a maximum GFA of 257,408 sq ft. Zoned for residential use with commercial space on the first storey, it could yield around 250 private homes.

The commercial component can occupy up to 26,910 sq ft and must include a supermarket of at least 10,764 sq ft. This requirement could introduce a neighbourhood retail and grocery option alongside the residential development.

One of the site's main advantages is its location opposite Stevens MRT interchange station, which serves the Downtown Line and Thomson-East Coast Line.

Residents would also be within reach of schools such as Singapore Chinese Girls' School and St. Joseph's Institution, as well as the National University of Singapore's Bukit Timah campus and the Singapore Botanic Gardens.

These attributes could make the site attractive to developers looking to build a private residential project in an established area with public transport connections and nearby amenities.

Nevertheless, the availability of other upcoming developments in the Core Central Region (CCR) could weigh on developers' willingness to trigger the site.

Several GLS plots have already been awarded but have yet to launch, including sites along Bukit Timah Road, Dunearn Road, Holland Plain and Peck Hay Road, as well as River Valley Green (Parcel C). Collectively, these sites could yield more than 1,700 homes in the CCR.

Both GLS sites may remain on the Reserve List for now

Under the GLS Reserve List mechanism, a site is put up for public tender only when a developer submits an indicated minimum price that the government finds acceptable. This gives developers more flexibility to signal their interest based on their assessment of market conditions and the site's development potential.

For both Chuan Grove and Plymouth Avenue/Dunearn Road, the volume of incoming housing supply could make developers more cautious about committing to new land acquisitions.

At Chuan Grove, the upcoming One Chuan Grove development will add more than 1,000 units to the area. Meanwhile, the former Raffles Town Club site faces competition from several awarded but unlaunched GLS projects that could collectively add more than 1,700 homes to the CCR.

Developers may therefore prefer to monitor sales at upcoming launches before deciding whether to trigger either site for sale. Some may also wait for the 1H2027 GLS Programme, when the sites could potentially be moved to the Confirmed List.

For now, the release of both plots signals potential future housing supply rather than an immediate addition to the development pipeline. Whether either site proceeds to tender will depend on developers' appetite for new projects and their assessment of demand amid competing supply.

This article was first published in 99.co .

市区重建局 (URA) 已根据 2026 年下半年政府售地 (GLS) 储备名单释放了两块住宅用地，可能在川林路 (Chuan Grove) 和普利茅斯大道 (Plymouth Avenue) 及杜尼安路 (Dunearn Road) 沿线的前莱佛士镇俱乐部地块上新增 1,180 套私人住宅。

川林地块可容纳约 930 套住宅，而普利茅斯大道/杜尼恩路地块可容纳约 250 套住宅，一楼还可设有商业空间。

然而，市场观察人士预计这两个地块短期内都不会出售。这两个地块即将出现的住宅供应量可能会促使开发商在进行新的土地收购之前采取更加谨慎的态度。

川林庄屋政府售地项目（Chuan Grove GLS）地块在供应增加的情况下，预计可提供930套住房。

川林地块占地约 341,170 平方英尺，即 3.17 公顷，最大总建筑面积 (GFA) 为 852,932 平方英尺。它比 2025 年授予的两个附近政府售地计划 (GLS) 地块略大，这两个地块的总占地面积约为 3 公顷。

此前获得的这两块地皮授予了星控股和双威发展（现为双威MCL）的合资企业。开发商计划将这两块地皮合并，建造名为“川林一号”（One Chuan Grove）的公寓项目，该项目共有1056个单元，预计将于2027年2月推出。

即将启动的项目将为该地区新增大量住房供应。因此，有意竞标新近公布的储备地块的开发商，或许会倾向于在出价前先评估一下川林苑一号的销售情况。

附近川园的销售业绩也在一定程度上反映了现有需求。该项目共有916个单元，于2024年11月推出，截至2026年10月27日，已售出99%的单元，平均售价为每平方英尺2,594新元（根据已备案的购房合同计算）。

虽然强劲的销售势头表明购房者对该地区的新私人住宅持开放态度，但这并不一定意味着另一个大型开发项目也会有类似的需求。鉴于川林苑一期预计将为市场带来超过1000套住宅单元，开发商需要考虑该地区能够消化多少新增供应量。

如果新地块最终公开招标，业内专家估计其最高地价可能达到每平方英尺容积率1300至1400美元。这与One Chuan Grove两块地块的地价大致相符，分别为每平方英尺容积率1376美元和1331美元。

原莱佛士镇俱乐部地块位置优越，靠近史蒂文斯地铁站。

10月份公布的第二块备选地块位于普利茅斯大道和杜尼安路交汇处，原为莱佛士镇俱乐部用地。该俱乐部对该地块的租赁合同已于2026年10月17日到期。

这块99年租赁地块面积约为122,573平方英尺，最大建筑面积为257,408平方英尺。该地块规划用途为住宅，底层为商业空间，可建造约250套私人住宅。

商业部分面积可达 26,910 平方英尺，且必须包含至少 10,764 平方英尺的超市。这项要求可能会在住宅开发项目旁边引入社区零售和杂货选择。

该地块的主要优势之一是其位于史蒂文斯地铁换乘站对面，该换乘站服务于市区线和汤申-东海岸线。

居民还可以方便地前往新加坡女子中学、圣约瑟书院等学校，以及新加坡国立大学武吉知马校区和新加坡植物园。

这些特点可能会使该地块对希望在成熟区域建造私人住宅项目、拥有公共交通连接和附近便利设施的开发商具有吸引力。

然而，核心中央区 (CCR) 其他即将开发的项目可能会影响开发商启动该地块的意愿。

多个政府售地计划（GLS）地块已授标但尚未推出，包括武吉知马路、杜尼安路、荷兰平原和百喜路沿线的地块，以及河谷绿地（C地块）。这些地块加起来，预计可在核心中央区（CCR）建造超过1700套住宅。

目前这两个 GLS 站点可能仍将保留在储备名单上。

根据政府售地计划储备清单机制，只有当开发商提交政府认为可接受的最低报价时，地块才会公开招标。这使得开发商能够根据自身对市场状况和地块发展潜力的评估，更灵活地表达购买意向。

对于川林路和普利茅斯大道/杜尼安路而言，新增住房供应量可能会让开发商在进行新的土地收购时更加谨慎。

在川林（Chuan Grove），即将开发的川林一号（One Chuan Grove）项目将为该地区新增超过1000个住宅单元。与此同时，原莱佛士镇俱乐部地块面临着来自多个已获批但尚未开工的政府售地计划（GLS）项目的竞争，这些项目加起来可能为核心社区（CCR）新增超过1700套住宅。

因此，开发商可能更倾向于先观察即将推出的项目的销售情况，再决定是否启动地块出售程序。部分开发商也可能等待2027年上半年的政府售地计划（GLS Programme），届时这些地块有可能被列入已确认清单。

目前来看，这两块地皮的公布预示着未来潜在的住房供应，而非即将新增的开发项目。这两块地皮是否会进入招标阶段，将取决于开发商对新项目的热情以及他们对市场供需竞争环境下需求的评估。

本文最初发表于 99.co。