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.

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This article was first published in 99.co.