Berlayar’s location is a stone’s throw from Mapletree Business City and Tanjong Pagar, and a 7‑minute stroll to Telok Blangah MRT. It’s also close to HarbourFront Interchange, so residents can hop on a bus to the waterfront or a train to the city centre without breaking a sweat.
Berlayar sits steps from Mapletree Business City, Tanjong Pagar, and a 7‑minute walk to Telok Blangah MRT.
Upper Changi, on the other hand, is a 6‑minute walk to Bedok MRT and Bedok Mall, and it hugs the Bedok Integrated Transport Hub and future Changi Airport precinct. Think of it as a hawker line that suddenly gets a new stall right next to the main queue – foot traffic is guaranteed.
From a development perspective, Berlayar‘s maximum GFA is 35,369 m² with a 5‑storey height cap, while Upper Changi can push 86,154 m² and includes a low‑rise zone (also ≤5 storeys).
Both parcels are 99‑year leaseholds, a sweet spot for investors who want long‑term security without the perpetual renewal hassle of 999‑year leases. Analysts expect fierce competition: up to seven bidders for Berlayar and four for Upper Changi. Price expectations sit at S$1,400–1,500 psf for Berlayar and S$1,250–1,350 psf for Upper Changi, echoing the recent Kingsford Group deal at S$1,326 psf.
The supply boost is noticeable – about 1,425 private homes added to the 1H 2026 GLS tally, which already totals 4,575 units. That’s a 50 % jump over the average GLS release of the past decade and a solid push toward Singapore’s 1.6 million‑home target by 2030. The Government Land Sales program has long served as Singapore’s primary mechanism for systematically releasing state land to meet both housing and commercial development needs.
Stakeholders are already buzzing: OrangeTee & ‘s Realion points to the proximity to employment hubs, PropNex notes pre‑sale rates topping 70 %, and ERA’s CEO talks sea‑view potential for Berlayar. Huttons predicts a top bid north S$500 million for Berlayar alone.
Bidding deadlines are tight – 4 August 2026 for Berlayar and 1 September 2026 for Upper Changi – with URA set to announce winners shortly after. For a savvy buyer, this is a chance to snag a slice of the Southern Waterfront or Bedok market before the queue swells.
Key takeaways:
- Location: MRT‑adjacent, CBD‑linked.
- Scale: 415 + 1,010 units.
- Price band: S$1,250–1,500 psf.
- Timing: Bids close early August/September 2026.
Grab a kopi, keep an eye on the auction, and treat these plots like the fresh hawker stalls that draw the crowd – fast, hot, and hard to miss.
The two sites together will add 1,425 homes to the 1H 2026 GLS confirmed list. The Reserve List placement of Town Hall Link allows developers time to assess revised planning and market conditions before tendering.
